2, WOODPECKER VIEW, LOGGERHEADS, MARKET DRAYTON, TF9 2QL - £315,000

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 WOODPECKER VIEW is a very large extended detached house of 196m², built sometime between 1983 and 1990, which could now be worth an estimated £500,611. It was last sold for £315,000 in February 2007, which was around 66% above the average February 2007 detached price in the Newcastle-under-Lyme local authority area. The most recent EPC inspection was November 2023, where the current energy rating was D, and the potential energy rating was C.

2 WOODPECKER VIEW Sold Prices

Land registry data shows four sales for 2 WOODPECKER VIEW since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Newcastle-under-Lyme local authority area for the corresponding sale date. All of the four 2 WOODPECKER VIEW 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
2007 2 FEB	£315,000	£190,311	66% above HPI
2004 28 JAN	£229,950	£146,184	57% above HPI
1998 18 DEC	£165,000	£73,085	126% above HPI
1996 9 MAY	£125,000	£61,697	103% above HPI

2 WOODPECKER VIEW Price Paid vs. HPI Average

The below graph shows the average detached house price in the Newcastle-under-Lyme local authority area over time, sourced from the HPI. The four 2 WOODPECKER VIEW sales between May 1996 and February 2007 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 January 2004 sale was for 57% above the HPI. So the extrapolation line tracks at 57% above the HPI over time, until the February 2007 sale, where it rises to 66% above the HPI. The line then continues to track at 66% above the HPI.

What might 2 WOODPECKER VIEW be worth now?

2 WOODPECKER VIEW might now be worth an estimated £500,611.

This is based on house price inflation of 58.9%, between February 2007 and December 2024, for detached houses, in the Newcastle-under-Lyme local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 58.9% inflationary increase is applied to the most recent sale price for 2 WOODPECKER VIEW of £315,000 on 2nd February 2007. For the value to have increased from £315,000 to £500,611 over the sixteen years and two months to December 2024, the following assumptions must hold true:

• The value of 2 WOODPECKER VIEW has moved in line with the HPI for detached houses in the Newcastle-under-Lyme local authority area.
• The February 2007 sale price of £315,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WOODPECKER VIEW has not materially changed since February 2007.

How Large is 2 WOODPECKER VIEW?

2 WOODPECKER VIEW is 196m², which includes two extensions, according to the EPC inspection conducted in November 2023. This puts it in the largest 20% of detached houses houses in Loggerheads, based on EPC data. The below chart shows the distribution of detached houses houses by size in Loggerheads, and where 2 WOODPECKER VIEW lies on this distribution: 86% of detached houses houses are smaller than 2 WOODPECKER VIEW, and 14% of houses are larger. Note that EPC data is not available for all properties in Loggerheads.

2 WOODPECKER VIEW: Plot and Title Map

2 WOODPECKER VIEW sits on a plot of roughly 0.188 of an acre, or 762m². The below map shows the location of 2 WOODPECKER VIEW, 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 WOODPECKER VIEW). 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 WOODPECKER VIEW?

2 WOODPECKER VIEW is located in LOGGERHEADS, in the TF9 postcode district. The below map shows the position of No. 2 on WOODPECKER VIEW.