2, THE ORCHARDS, PICKMERE, KNUTSFORD, WA16 0LS - £330,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

2 THE ORCHARDS is a very small detached house of 87m², built sometime between 1983 and 1990, which could now be worth an estimated £413,653. It was last sold for £330,000 in September 2020, which was around 14% below the average September 2020 detached price in the Cheshire East local authority area. The most recent EPC inspection was November 2013, where the current energy rating was D, and the potential energy rating was B.

2 THE ORCHARDS Sold Prices

Land registry data shows four sales for 2 THE ORCHARDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Cheshire East local authority area for the corresponding sale date. All of the four 2 THE ORCHARDS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2020 18 SEP	£330,000	£383,166	14% below HPI
2014 4 APR	£239,000	£295,146	19% below HPI
1997 3 OCT	£350	£106,780	100% below HPI
1996 19 JUL	£83,000	£96,856	14% below HPI

2 THE ORCHARDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cheshire East local authority area over time, sourced from the HPI. The four 2 THE ORCHARDS sales between July 1996 and September 2020 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the April 2014 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the September 2020 sale, where it rises to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might 2 THE ORCHARDS be worth now?

2 THE ORCHARDS might now be worth an estimated £413,653.

This is based on house price inflation of 25.3%, between September 2020 and December 2024, for detached houses, in the Cheshire East local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 25.3% inflationary increase is applied to the most recent sale price for 2 THE ORCHARDS of £330,000 on 18th September 2020. For the value to have increased from £330,000 to £413,653 over the three years and nine months to December 2024, the following assumptions must hold true:

• The value of 2 THE ORCHARDS has moved in line with the HPI for detached houses in the Cheshire East local authority area.
• The September 2020 sale price of £330,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE ORCHARDS has not materially changed since September 2020.

How Large is 2 THE ORCHARDS?

2 THE ORCHARDS is 87m² according to the EPC inspection conducted in November 2013. This puts it in the smallest 20% of detached houses houses in Pickmere, based on EPC data. The below chart shows the distribution of detached houses houses by size in Pickmere, and where 2 THE ORCHARDS lies on this distribution: 12% of detached houses houses are smaller than 2 THE ORCHARDS, and 88% of houses are larger. Note that EPC data is not available for all properties in Pickmere.

2 THE ORCHARDS: Plot and Title Map

2 THE ORCHARDS sits on a plot of roughly 0.082 of an acre, or 331m². The below map shows the location of 2 THE ORCHARDS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 2 THE ORCHARDS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 2 THE ORCHARDS?

2 THE ORCHARDS is located in PICKMERE, in the WA16 postcode district. The below map shows the position of No. 2 on THE ORCHARDS.