2, THE POPLARS, HULL ROAD, HEMINGBROUGH, SELBY, YO8 6QG - £390,000

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 POPLARS is a large extended detached house of 162m², built sometime from 2007 onwards, which could now be worth an estimated £462,858. It was last sold for £390,000 in April 2021, which was around 5% above the average April 2021 detached price in the North Yorkshire local authority area. The most recent EPC inspection was June 2016, where the current energy rating was C, and the potential energy rating was A.

2 THE POPLARS Sold Prices

Land registry data shows three sales for 2 THE POPLARS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Yorkshire local authority area for the corresponding sale date. All of the three 2 THE POPLARS 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
2021 16 APR	£390,000	£372,419	5% above HPI
2018 19 OCT	£375,500	£349,810	7% above HPI
2008 28 JAN	£334,950	£302,444	11% above HPI

2 THE POPLARS Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Yorkshire local authority area over time, sourced from the HPI. The three 2 THE POPLARS sales between January 2008 and April 2021 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 October 2018 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the April 2021 sale, where it falls to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might 2 THE POPLARS be worth now?

2 THE POPLARS might now be worth an estimated £462,858.

This is based on house price inflation of 18.7%, between April 2021 and December 2024, for detached houses, in the North Yorkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 18.7% inflationary increase is applied to the most recent sale price for 2 THE POPLARS of £390,000 on 16th April 2021. For the value to have increased from £390,000 to £462,858 over the two years and four months to December 2024, the following assumptions must hold true:

• The value of 2 THE POPLARS has moved in line with the HPI for detached houses in the North Yorkshire local authority area.
• The April 2021 sale price of £390,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE POPLARS has not materially changed since April 2021.

How Large is 2 THE POPLARS?

2 THE POPLARS is 162m², which includes two extensions, according to the EPC inspection conducted in June 2016. This puts it in the largest 30% of detached houses houses in Hemingbrough, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hemingbrough, and where 2 THE POPLARS lies on this distribution: 73% of detached houses houses are smaller than 2 THE POPLARS, and 26% of houses are larger. Note that EPC data is not available for all properties in Hemingbrough.

2 THE POPLARS: Plot and Title Map

2 THE POPLARS sits on a plot of roughly 0.178 of an acre, or 719m². The below map shows the location of 2 THE POPLARS, 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 POPLARS). 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 POPLARS?

2 THE POPLARS is located on HULL ROAD in HEMINGBROUGH, in the YO8 postcode district. The below map shows the position of 2 THE POPLARS on HULL ROAD.