22, GRASSLANDS, SMALLFIELD, HORLEY, RH6 9NU - £460,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

22 GRASSLANDS is a midsized detached house of 116m², built sometime between 1996 and 2002, which could now be worth an estimated £481,133. It was last sold for £460,000 in March 2021, which was around 45% below the average March 2021 detached price in the Tandridge local authority area. The most recent EPC inspection was April 2012, where the current energy rating was D, and the potential energy rating was B.

22 GRASSLANDS Sold Prices

Land registry data shows four sales for 22 GRASSLANDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. All of the four 22 GRASSLANDS 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
2021 3 MAR	£460,000	£837,920	45% below HPI
2015 3 SEP	£406,500	£704,756	42% below HPI
2010 18 JAN	£308,500	£521,650	41% below HPI
1995 30 NOV	£119,995	£172,039	30% below HPI

22 GRASSLANDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tandridge local authority area over time, sourced from the HPI. The four 22 GRASSLANDS sales between November 1995 and March 2021 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 2015 sale was for 42% below the HPI. So the extrapolation line tracks at 42% below the HPI over time, until the March 2021 sale, where it falls to 45% below the HPI. The line then continues to track at 45% below the HPI.

What might 22 GRASSLANDS be worth now?

22 GRASSLANDS might now be worth an estimated £481,133.

This is based on house price inflation of 4.6%, between March 2021 and February 2025, for detached houses, in the Tandridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.6% inflationary increase is applied to the most recent sale price for 22 GRASSLANDS of £460,000 on 3rd March 2021. For the value to have increased from £460,000 to £481,133 over the four years and one month to February 2025, the following assumptions must hold true:

• The value of 22 GRASSLANDS has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The March 2021 sale price of £460,000 represented a fair market value for the property.
• The size, condition, and specification of 22 GRASSLANDS has not materially changed since March 2021.

How Large is 22 GRASSLANDS?

22 GRASSLANDS is 116m² according to the EPC inspection conducted in April 2012. This puts it in the largest 50% of detached houses houses in Smallfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Smallfield, and where 22 GRASSLANDS lies on this distribution: 53% of detached houses houses are smaller than 22 GRASSLANDS, and 46% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

22 GRASSLANDS: Plot and Title Map

22 GRASSLANDS sits on a plot of roughly 0.080 of an acre, or 322m². The below map shows the location of 22 GRASSLANDS, 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 GRASSLANDS). 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 GRASSLANDS?

22 GRASSLANDS is located in SMALLFIELD, in the RH6 postcode district. The below map shows the position of No. 22 on GRASSLANDS.