22, CRABTREES, SAFFRON WALDEN, CB11 3BH - £590,000

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

22 CRABTREES is a large detached house of 150m², built sometime from 2007 onwards, which could now be worth an estimated £644,250. It was last sold for £590,000 in November 2020, which was around 9% below the average November 2020 detached price in the Uttlesford local authority area. The most recent EPC inspection was July 2017, where the current energy rating was C, and the potential energy rating was B.

22 CRABTREES Sold Prices

Land registry data shows two sales for 22 CRABTREES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Uttlesford local authority area for the corresponding sale date. One of the two 22 CRABTREES sales was for below the average price, whilst the other was roughly equal to 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
2020 20 NOV	£590,000	£645,568	9% below HPI
2007 6 DEC	£445,000	£445,958	Close to HPI

22 CRABTREES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Uttlesford local authority area over time, sourced from the HPI. The two 22 CRABTREES sales from December 2007 and November 2020 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 December 2007 sale roughly matched the HPI. So the extrapolation line tracks roughly in line with the HPI over time, until the November 2020 sale, where it falls to 9% below the HPI. The line then continues to track at 9% below the HPI.

What might 22 CRABTREES be worth now?

22 CRABTREES might now be worth an estimated £644,250.

This is based on house price inflation of 9.2%, between November 2020 and December 2024, for detached houses, in the Uttlesford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 9.2% inflationary increase is applied to the most recent sale price for 22 CRABTREES of £590,000 on 20th November 2020. For the value to have increased from £590,000 to £644,250 over the three years and eleven months to December 2024, the following assumptions must hold true:

• The value of 22 CRABTREES has moved in line with the HPI for detached houses in the Uttlesford local authority area.
• The November 2020 sale price of £590,000 represented a fair market value for the property.
• The size, condition, and specification of 22 CRABTREES has not materially changed since November 2020.

How Large is 22 CRABTREES?

22 CRABTREES is 150m² according to the EPC inspection conducted in July 2017. This puts it in the largest 30% of detached houses houses in Saffron Walden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Saffron Walden, and where 22 CRABTREES lies on this distribution: 71% of detached houses houses are smaller than 22 CRABTREES, and 29% of houses are larger. Note that EPC data is not available for all properties in Saffron Walden.

22 CRABTREES: Plot and Title Map

22 CRABTREES sits on a plot of roughly 0.082 of an acre, or 333m². The below map shows the location of 22 CRABTREES, 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 CRABTREES). 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 CRABTREES?

22 CRABTREES is located in SAFFRON WALDEN, in the CB11 postcode district. The below map shows the position of No. 22 on CRABTREES.