22, BANES DOWN, NAZEING, WALTHAM ABBEY, EN9 2NU - £580,000

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

22 BANES DOWN is a very small extended detached house of 98m², built sometime between 1950 and 1966. It was last sold for £580,000 in May 2024, which was around 40% below the average May 2024 detached price in the Epping Forest local authority area. The most recent EPC inspection was December 2023, where the current energy rating was D, and the potential energy rating was B.

22 BANES DOWN Sold Prices

Land registry data shows three sales for 22 BANES DOWN since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the three 22 BANES DOWN 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
2024 2 MAY	£580,000	£964,231	40% below HPI
2014 14 MAR	£437,500	£621,789	30% below HPI
2002 7 NOV	£310,000	£406,556	24% below HPI

22 BANES DOWN Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three 22 BANES DOWN sales between November 2002 and May 2024 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 March 2014 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the May 2024 sale, where it falls to 40% below the HPI. The line then continues to track at 40% below the HPI.

How Large is 22 BANES DOWN?

22 BANES DOWN is 98m², which includes two extensions, according to the EPC inspection conducted in December 2023. This puts it in the smallest 20% of detached houses in Lower Nazeing, based on EPC data. The below chart shows the distribution of detached houses by size in Lower Nazeing, and where 22 BANES DOWN lies on this distribution: 14% of detached houses are smaller than 22 BANES DOWN, and 86% of houses are larger. Note that EPC data is not available for all properties in Lower Nazeing.

22 BANES DOWN: Plot and Title Map

22 BANES DOWN sits on a plot of roughly 0.212 of an acre, or 857m². The below map shows the location of 22 BANES DOWN, 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 22 BANES DOWN). 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 22 BANES DOWN?

22 BANES DOWN is located in NAZEING, in the EN9 postcode district. The below map shows the position of No. 22 on BANES DOWN.