2, THE WILLOWS, CIRENCESTER, GL7 1LN - £325,000

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 small detached house of 75m², built sometime between 1996 and 2002. It was last sold for £325,000 in December 2021, which was around 52% below the average December 2021 detached price in the Cotswold local authority area. The most recent EPC inspection was September 2017, where the current energy rating was D, and the potential energy rating was B.

2 THE WILLOWS Sold Prices

Land registry data shows four sales for 2 THE WILLOWS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. All of the four 2 THE WILLOWS 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
2021 8 DEC	£325,000	£672,708	52% below HPI
2007 20 APR	£229,000	£393,825	42% below HPI
1999 5 MAY	£102,000	£171,752	41% below HPI
1997 15 MAY	£84,950	£141,206	40% below HPI

2 THE WILLOWS 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 four 2 THE WILLOWS sales between May 1997 and December 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 April 2007 sale was for 42% below the HPI. So the extrapolation line tracks at 42% below the HPI over time, until the December 2021 sale, where it falls to 52% below the HPI. The line then continues to track at 52% below the HPI.

What might 2 THE WILLOWS be worth now?

2 THE WILLOWS might now be worth an estimated £340,366.

This is based on house price inflation of 4.7%, between December 2021 and December 2024, for detached houses, in the Cotswold local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.7% inflationary increase is applied to the most recent sale price for 2 THE WILLOWS of £325,000 on 8th December 2021. For the value to have increased from £325,000 to £340,366 over the three years 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 Cotswold local authority area.
• The December 2021 sale price of £325,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE WILLOWS has not materially changed since December 2021.

How Large is 2 THE WILLOWS?

2 THE WILLOWS is 75m² according to the EPC inspection conducted in September 2017. This puts it in the smallest 10% of detached houses houses in Cirencester, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cirencester, and where 2 THE WILLOWS lies on this distribution: 7% of detached houses houses are smaller than 2 THE WILLOWS, and 93% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

2 THE WILLOWS: Plot and Title Map

2 THE WILLOWS sits on a plot of roughly 0.058 of an acre, or 234m². 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 CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 2 on THE WILLOWS.