2, THE SMITHY, WARBOYS, HUNTINGDON, PE28 2PS - £264,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

2 THE SMITHY is a large detached house of 172m², built sometime between 1991 and 1995, which could now be worth an estimated £516,443. It was last sold for £264,000 in July 2009, which was around 9% above the average July 2009 detached price in the Huntingdonshire local authority area. The most recent EPC inspection was March 2016, where the current energy rating was D, and the potential energy rating was B.

2 THE SMITHY Sold Prices

Land registry data shows two sales for 2 THE SMITHY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Huntingdonshire local authority area for the corresponding sale date. Both of the two 2 THE SMITHY 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
2009 3 JUL	£264,000	£242,743	9% above HPI
2001 30 NOV	£194,995	£157,660	24% above HPI

2 THE SMITHY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Huntingdonshire local authority area over time, sourced from the HPI. The two 2 THE SMITHY sales from November 2001 and July 2009 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 2001 sale was for 24% above the HPI. So the extrapolation line tracks at 24% above the HPI over time, until the July 2009 sale, where it falls to 9% above the HPI. The line then continues to track at 9% above the HPI.

What might 2 THE SMITHY be worth now?

2 THE SMITHY might now be worth an estimated £516,443.

This is based on house price inflation of 95.6%, between July 2009 and February 2025, for detached houses, in the Huntingdonshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 95.6% inflationary increase is applied to the most recent sale price for 2 THE SMITHY of £264,000 on 3rd July 2009. For the value to have increased from £264,000 to £516,443 over the sixteen years and five months to February 2025, the following assumptions must hold true:

• The value of 2 THE SMITHY has moved in line with the HPI for detached houses in the Huntingdonshire local authority area.
• The July 2009 sale price of £264,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE SMITHY has not materially changed since July 2009.

How Large is 2 THE SMITHY?

2 THE SMITHY is 172m² according to the EPC inspection conducted in March 2016. This puts it in the largest 30% of detached houses houses in Warboys, based on EPC data. The below chart shows the distribution of detached houses houses by size in Warboys, and where 2 THE SMITHY lies on this distribution: 78% of detached houses houses are smaller than 2 THE SMITHY, and 22% of houses are larger. Note that EPC data is not available for all properties in Warboys.

2 THE SMITHY: Plot and Title Map

2 THE SMITHY sits on a plot of roughly 0.113 of an acre, or 457m². 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 WARBOYS, in the PE28 postcode district. The below map shows the position of No. 2 on THE SMITHY.