21, BELL LANE, SAHAM TONEY, THETFORD, IP25 7HD - £405,000

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 BELL LANE is a very large extended semi-detached house of 190m², built sometime before 1900, which could now be worth an estimated £408,736. It was last sold for £405,000 in July 2023, which was around 70% above the average July 2023 semi-detached price in the Breckland local authority area. The most recent EPC inspection was December 2022, where the current energy rating was C, and the potential energy rating was B.

21 BELL LANE Sold Prices

Land registry data shows three sales for 21 BELL LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Breckland local authority area for the corresponding sale date. All of the three 21 BELL LANE 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
2023 24 JUL	£405,000	£237,839	70% above HPI
2011 23 MAY	£190,000	£130,492	46% above HPI
2004 3 DEC	£140,000	£132,888	5% above HPI

21 BELL LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Breckland local authority area over time, sourced from the HPI. The three 21 BELL LANE sales between December 2004 and July 2023 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 May 2011 sale was for 46% above the HPI. So the extrapolation line tracks at 46% above the HPI over time, until the July 2023 sale, where it rises to 70% above the HPI. The line then continues to track at 70% above the HPI.

What might 21 BELL LANE be worth now?

21 BELL LANE might now be worth an estimated £408,736.

This is based on house price inflation of 0.9%, between July 2023 and February 2025, for semi-detached houses, in the Breckland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.9% inflationary increase is applied to the most recent sale price for 21 BELL LANE of £405,000 on 24th July 2023. For the value to have increased from £405,000 to £408,736 over the two years and five months to February 2025, the following assumptions must hold true:

• The value of 21 BELL LANE has moved in line with the HPI for semi-detached houses in the Breckland local authority area.
• The July 2023 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of 21 BELL LANE has not materially changed since July 2023.

How Large is 21 BELL LANE?

21 BELL LANE is 190m², which includes three extensions, according to the EPC inspection conducted in December 2022. This puts it in the largest 20% of semi-detached houses houses in Saham Toney, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Saham Toney, and where 21 BELL LANE lies on this distribution: 86% of semi-detached houses houses are smaller than 21 BELL LANE, and 14% of houses are larger. Note that EPC data is not available for all properties in Saham Toney.

21 BELL LANE: Plot and Title Map

21 BELL LANE sits on a plot of roughly 0.114 of an acre, or 463m². The below map shows the location of 21 BELL LANE, 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 BELL LANE). 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 BELL LANE?

21 BELL LANE is located in SAHAM TONEY, in the IP25 postcode district. The below map shows the position of No. 21 on BELL LANE.