2, WATSON COTTAGE, BLACKTHORNE LANE, BALLINGER, GREAT MISSENDEN, HP16 9LN - £465,000

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 WATSON COTTAGE is a very small extended semi-detached house of 93m², built sometime between 1900 and 1929. It was last sold for £465,000 in March 2022, which was around 41% below the average March 2022 detached price in the Buckinghamshire local authority area. The most recent EPC inspection was December 2021, where the current energy rating was E, and the potential energy rating was D.

2 WATSON COTTAGE Sold Prices

Land registry data shows three sales for 2 WATSON COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Buckinghamshire local authority area for the corresponding sale date. All of the three 2 WATSON COTTAGE 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
2022 18 MAR	£465,000	£782,272	41% below HPI
2013 11 DEC	£363,000	£519,110	30% below HPI
1996 31 OCT	£62,000	£159,887	61% below HPI

2 WATSON COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Buckinghamshire local authority area over time, sourced from the HPI. The three 2 WATSON COTTAGE sales between October 1996 and March 2022 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 December 2013 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the March 2022 sale, where it falls to 41% below the HPI. The line then continues to track at 41% below the HPI.

How Large is 2 WATSON COTTAGE?

2 WATSON COTTAGE is 93m², which includes two extensions, according to the EPC inspection conducted in December 2021. This puts it in the smallest 10% of detached houses in Ballinger Common, based on EPC data. The below chart shows the distribution of detached houses by size in Ballinger Common, and where 2 WATSON COTTAGE lies on this distribution: 8% of detached houses are smaller than 2 WATSON COTTAGE, and 92% of houses are larger. Note that EPC data is not available for all properties in Ballinger Common.

2 WATSON COTTAGE: Plot and Title Map

2 WATSON COTTAGE sits on a plot of roughly 0.053 of an acre, or 214m². The below map shows the location of 2 WATSON COTTAGE, 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 WATSON COTTAGE). 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 WATSON COTTAGE?

2 WATSON COTTAGE is located on BLACKTHORNE LANE in BALLINGER, in the HP16 postcode district. The below map shows the position of 2 WATSON COTTAGE on BLACKTHORNE LANE.