21, BEECH CLOSE, CLAYTON LE DALE, BLACKBURN, BB1 9JF - £260,000

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

21 BEECH CLOSE is a large extended detached house of 122m², built sometime between 1967 and 1975, which could now be worth an estimated £316,616. It was last sold for £260,000 in October 2018, which was around 25% below the average October 2018 detached price in the Ribble Valley local authority area. The most recent EPC inspection was October 2023, where the current energy rating was C, and the potential energy rating was B.

21 BEECH CLOSE Sold Prices

Land registry data shows three sales for 21 BEECH CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Ribble Valley local authority area for the corresponding sale date. All of the three 21 BEECH CLOSE 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
2018 18 OCT	£260,000	£348,482	25% below HPI
2013 2 SEP	£241,000	£312,655	23% below HPI
2005 30 SEP	£185,000	£296,669	38% below HPI

21 BEECH CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Ribble Valley local authority area over time, sourced from the HPI. The three 21 BEECH CLOSE sales between September 2005 and October 2018 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 September 2013 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the October 2018 sale, where it falls to 25% below the HPI. The line then continues to track at 25% below the HPI.

What might 21 BEECH CLOSE be worth now?

21 BEECH CLOSE might now be worth an estimated £316,616.

This is based on house price inflation of 21.8%, between October 2018 and February 2025, for detached houses, in the Ribble Valley local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.8% inflationary increase is applied to the most recent sale price for 21 BEECH CLOSE of £260,000 on 18th October 2018. For the value to have increased from £260,000 to £316,616 over the seven years and eight months to February 2025, the following assumptions must hold true:

• The value of 21 BEECH CLOSE has moved in line with the HPI for detached houses in the Ribble Valley local authority area.
• The October 2018 sale price of £260,000 represented a fair market value for the property.
• The size, condition, and specification of 21 BEECH CLOSE has not materially changed since October 2018.

How Large is 21 BEECH CLOSE?

21 BEECH CLOSE is 122m², which includes one extension, according to the EPC inspection conducted in October 2023. This puts it in the largest 40% of detached houses houses in Blackburn, based on EPC data. The below chart shows the distribution of detached houses houses by size in Blackburn, and where 21 BEECH CLOSE lies on this distribution: 63% of detached houses houses are smaller than 21 BEECH CLOSE, and 36% of houses are larger. Note that EPC data is not available for all properties in Blackburn.

21 BEECH CLOSE: Plot and Title Map

21 BEECH CLOSE sits on a plot of roughly 0.093 of an acre, or 375m². The below map shows the location of 21 BEECH CLOSE, 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 21 BEECH CLOSE). 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 21 BEECH CLOSE?

21 BEECH CLOSE is located in CLAYTON LE DALE, in the BB1 postcode district. The below map shows the position of No. 21 on BEECH CLOSE.