22, OLD SMITHY LANE, LYMM, WA13 0NP - £450,000

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 OLD SMITHY LANE is a small extended detached house of 128m², built sometime between 1967 and 1975, which could now be worth an estimated £628,553. It was last sold for £450,000 in May 2017, which was around 52% above the average May 2017 detached price in the Warrington local authority area. The most recent EPC inspection was February 2017, where the current energy rating was D, and the potential energy rating was B.

22 OLD SMITHY LANE Sold Prices

Land registry data shows two sales for 22 OLD SMITHY 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 Warrington local authority area for the corresponding sale date. Both of the two 22 OLD SMITHY 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
2017 26 MAY	£450,000	£295,115	52% above HPI
2011 4 MAR	£249,950	£241,756	3% above HPI

22 OLD SMITHY LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Warrington local authority area over time, sourced from the HPI. The two 22 OLD SMITHY LANE sales from March 2011 and May 2017 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 2011 sale was for 3% above the HPI. So the extrapolation line tracks at 3% above the HPI over time, until the May 2017 sale, where it rises to 52% above the HPI. The line then continues to track at 52% above the HPI.

What might 22 OLD SMITHY LANE be worth now?

22 OLD SMITHY LANE might now be worth an estimated £628,553.

This is based on house price inflation of 39.7%, between May 2017 and February 2025, for detached houses, in the Warrington local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 39.7% inflationary increase is applied to the most recent sale price for 22 OLD SMITHY LANE of £450,000 on 26th May 2017. For the value to have increased from £450,000 to £628,553 over the eight years and three months to February 2025, the following assumptions must hold true:

• The value of 22 OLD SMITHY LANE has moved in line with the HPI for detached houses in the Warrington local authority area.
• The May 2017 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of 22 OLD SMITHY LANE has not materially changed since May 2017.

How Large is 22 OLD SMITHY LANE?

22 OLD SMITHY LANE is 128m², which includes one extension, according to the EPC inspection conducted in February 2017. This puts it in the smallest 40% of detached houses houses in Lymm, based on EPC data. The below chart shows the distribution of detached houses houses by size in Lymm, and where 22 OLD SMITHY LANE lies on this distribution: 34% of detached houses houses are smaller than 22 OLD SMITHY LANE, and 65% of houses are larger. Note that EPC data is not available for all properties in Lymm.

22 OLD SMITHY LANE: Plot and Title Map

22 OLD SMITHY LANE sits on a plot of roughly 0.180 of an acre, or 729m². The below map shows the location of 22 OLD SMITHY 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 22 OLD SMITHY 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 22 OLD SMITHY LANE?

22 OLD SMITHY LANE is located in LYMM, in the WA13 postcode district. The below map shows the position of No. 22 on OLD SMITHY LANE.