21, WATER LANE, STEEPLE BUMPSTEAD, HAVERHILL, CB9 7DS - £375,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

21 WATER LANE is a very large detached house of 226m², built sometime between 1930 and 1949. It was last sold for £375,000 in May 2016, which was around 9% below the average May 2016 detached price in the Braintree local authority area. The most recent EPC inspection was July 2016, where the current energy rating was E, and the potential energy rating was C.

21 WATER LANE Sold Prices

Land registry data shows two sales for 21 WATER LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Braintree local authority area for the corresponding sale date. One of the two 21 WATER LANE sales was for below the average price, whilst the other was 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
2016 13 MAY	£375,000	£413,546	9% below HPI
1996 28 JUN	£137,950	£92,345	49% above HPI

21 WATER LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Braintree local authority area over time, sourced from the HPI. The two 21 WATER LANE sales from June 1996 and May 2016 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 June 1996 sale was for 49% above the HPI. So the extrapolation line tracks at 49% above the HPI over time, until the May 2016 sale, where it falls to 9% below the HPI. The line then continues to track at 9% below the HPI.

How Large is 21 WATER LANE?

21 WATER LANE is 226m² according to the EPC inspection conducted in July 2016. This puts it in the largest 10% of detached houses in Steeple Bumpstead, based on EPC data. The below chart shows the distribution of detached houses by size in Steeple Bumpstead, and where 21 WATER LANE lies on this distribution: 98% of detached houses are smaller than 21 WATER LANE, and 2% of houses are larger. Note that EPC data is not available for all properties in Steeple Bumpstead.

21 WATER LANE: Plot and Title Map

21 WATER LANE sits on a plot of roughly 0.205 of an acre, or 829m². The below map shows the location of 21 WATER 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 WATER 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 WATER LANE?

21 WATER LANE is located in STEEPLE BUMPSTEAD, in the CB9 postcode district. The below map shows the position of No. 21 on WATER LANE.