2, THE PADDOCK, SWANLAND, NORTH FERRIBY, HU14 3QW - £497,500

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 PADDOCK is a midsized extended detached house of 158m², built sometime between 1976 and 1982, which could now be worth an estimated £523,765. It was last sold for £497,500 in September 2023, which was around 54% above the average September 2023 detached price in the East Riding of Yorkshire local authority area. The most recent EPC inspection was November 2022, where the current energy rating was C, and the potential energy rating was C.

2 THE PADDOCK Sold Prices

Land registry data shows three sales for 2 THE PADDOCK since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the East Riding of Yorkshire local authority area for the corresponding sale date. All of the three 2 THE PADDOCK sales were for above 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
2023 1 SEP	£497,500	£324,053	54% above HPI
2014 4 AUG	£390,000	£216,316	80% above HPI
2006 16 FEB	£360,000	£204,849	76% above HPI

2 THE PADDOCK Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Riding of Yorkshire local authority area over time, sourced from the HPI. The three 2 THE PADDOCK sales between February 2006 and September 2023 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 August 2014 sale was for 80% above the HPI. So the extrapolation line tracks at 80% above the HPI over time, until the September 2023 sale, where it falls to 54% above the HPI. The line then continues to track at 54% above the HPI.

What might 2 THE PADDOCK be worth now?

2 THE PADDOCK might now be worth an estimated £523,765.

This is based on house price inflation of 5.3%, between September 2023 and February 2025, for detached houses, in the East Riding of Yorkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 5.3% inflationary increase is applied to the most recent sale price for 2 THE PADDOCK of £497,500 on 1st September 2023. For the value to have increased from £497,500 to £523,765 over the two years and seven months to February 2025, the following assumptions must hold true:

• The value of 2 THE PADDOCK has moved in line with the HPI for detached houses in the East Riding of Yorkshire local authority area.
• The September 2023 sale price of £497,500 represented a fair market value for the property.
• The size, condition, and specification of 2 THE PADDOCK has not materially changed since September 2023.

How Large is 2 THE PADDOCK?

2 THE PADDOCK is 158m², which includes two extensions, according to the EPC inspection conducted in November 2022. This puts it in the smallest 50% of detached houses houses in Swanland, based on EPC data. The below chart shows the distribution of detached houses houses by size in Swanland, and where 2 THE PADDOCK lies on this distribution: 48% of detached houses houses are smaller than 2 THE PADDOCK, and 51% of houses are larger. Note that EPC data is not available for all properties in Swanland.

2 THE PADDOCK: Plot and Title Map

2 THE PADDOCK sits on a plot of roughly 0.249 of an acre, or 1,006m². The below map shows the location of 2 THE PADDOCK, 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 PADDOCK). 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 PADDOCK?

2 THE PADDOCK is located in SWANLAND, in the HU14 postcode district. The below map shows the position of No. 2 on THE PADDOCK.