2, THE SMITHY, CIRENCESTER, GL7 1HU - £362,500

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

2 THE SMITHY is a small extended detached house of 101m², built sometime between 1983 and 1990. It was last sold for £362,500 in October 2020, which was around 42% below the average October 2020 detached price in the Cotswold local authority area. The most recent EPC inspection was September 2024, where the current energy rating was C, and the potential energy rating was B.

2 THE SMITHY Sold Prices

Land registry data shows five sales for 2 THE SMITHY since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. All of the five 2 THE SMITHY 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 7 OCT	£362,500	£621,950	42% below HPI
2007 7 NOV	£278,000	£425,833	35% below HPI
2006 18 OCT	£263,000	£393,202	33% below HPI
2004 9 DEC	£249,950	£348,555	28% below HPI
1996 30 MAY	£92,500	£126,294	27% below HPI

2 THE SMITHY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cotswold local authority area over time, sourced from the HPI. The five 2 THE SMITHY sales between May 1996 and October 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 November 2007 sale was for 35% below the HPI. So the extrapolation line tracks at 35% below the HPI over time, until the October 2020 sale, where it falls to 42% below the HPI. The line then continues to track at 42% below the HPI.

How Large is 2 THE SMITHY?

2 THE SMITHY is 101m², which includes one extension, according to the EPC inspection conducted in September 2024. This puts it in the smallest 30% of detached houses in Cirencester, based on EPC data. The below chart shows the distribution of detached houses by size in Cirencester, and where 2 THE SMITHY lies on this distribution: 27% of detached houses are smaller than 2 THE SMITHY, and 72% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

2 THE SMITHY: Plot and Title Map

2 THE SMITHY sits on a plot of roughly 0.060 of an acre, or 243m². The below map shows the location of 2 THE SMITHY, 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 SMITHY). 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 SMITHY?

2 THE SMITHY is located in CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 2 on THE SMITHY.