2, THE WILLOWS, CALNE, SN11 8LX - £365,000

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 WILLOWS is a very large extended detached house of 152m², built sometime between 1996 and 2002. It was last sold for £365,000 in October 2015, which was around 4% below the average October 2015 detached price in the Wiltshire local authority area. The most recent EPC inspection was June 2015, where the current energy rating was C, and the potential energy rating was A.

2 THE WILLOWS Sold Prices

Land registry data shows three sales for 2 THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Wiltshire local authority area for the corresponding sale date. One of the three 2 THE WILLOWS sales was for below the average price, whilst two 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
2015 15 OCT	£365,000	£379,394	4% below HPI
2001 3 AUG	£210,000	£204,727	3% above HPI
1999 22 FEB	£185,000	£137,641	34% above HPI

2 THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wiltshire local authority area over time, sourced from the HPI. The three 2 THE WILLOWS sales between February 1999 and October 2015 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 2001 sale was for 3% above the HPI. So the extrapolation line tracks at 3% above the HPI over time, until the October 2015 sale, where it falls to 4% below the HPI. The line then continues to track at 4% below the HPI.

What might 2 THE WILLOWS be worth now?

2 THE WILLOWS might now be worth an estimated £500,000.

This is based on house price inflation of 37%, between October 2015 and December 2024, for detached houses, in the Wiltshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 37% inflationary increase is applied to the most recent sale price for 2 THE WILLOWS of £365,000 on 15th October 2015. For the value to have increased from £365,000 to £500,000 over the eight years and ten months to December 2024, the following assumptions must hold true:

• The value of 2 THE WILLOWS has moved in line with the HPI for detached houses in the Wiltshire local authority area.
• The October 2015 sale price of £365,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE WILLOWS has not materially changed since October 2015.

How Large is 2 THE WILLOWS?

2 THE WILLOWS is 152m², which includes three extensions, according to the EPC inspection conducted in June 2015. This puts it in the largest 20% of detached houses houses in Calne, based on EPC data. The below chart shows the distribution of detached houses houses by size in Calne, and where 2 THE WILLOWS lies on this distribution: 80% of detached houses houses are smaller than 2 THE WILLOWS, and 20% of houses are larger. Note that EPC data is not available for all properties in Calne.

2 THE WILLOWS: Plot and Title Map

2 THE WILLOWS sits on a plot of roughly 0.153 of an acre, or 619m². The below map shows the location of 2 THE WILLOWS, 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 WILLOWS). 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 WILLOWS?

2 THE WILLOWS is located in CALNE, in the SN11 postcode district. The below map shows the position of No. 2 on THE WILLOWS.