22, SMITHY BROW, CROFT, WARRINGTON, WA3 7BZ - £715,000

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 SMITHY BROW is a large extended detached house of 152m², built sometime between 1996 and 2002, which could now be worth an estimated £843,014. It was last sold for £715,000 in March 2021, which was around 104% above the average March 2021 detached price in the Warrington local authority area. The most recent EPC inspection was February 2021, where the current energy rating was C, and the potential energy rating was A.

22 SMITHY BROW Sold Prices

Land registry data shows two sales for 22 SMITHY BROW 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 SMITHY BROW 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
2021 19 MAR	£715,000	£349,922	104% above HPI
1999 9 AUG	£150,750	£107,422	40% above HPI

22 SMITHY BROW 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 SMITHY BROW sales from August 1999 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 August 1999 sale was for 40% above the HPI. So the extrapolation line tracks at 40% above the HPI over time, until the March 2021 sale, where it rises to 104% above the HPI. The line then continues to track at 104% above the HPI.

What might 22 SMITHY BROW be worth now?

22 SMITHY BROW might now be worth an estimated £843,014.

This is based on house price inflation of 17.9%, between March 2021 and December 2024, 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 17.9% inflationary increase is applied to the most recent sale price for 22 SMITHY BROW of £715,000 on 19th March 2021. For the value to have increased from £715,000 to £843,014 over the two years and three months to December 2024, the following assumptions must hold true:

• The value of 22 SMITHY BROW has moved in line with the HPI for detached houses in the Warrington local authority area.
• The March 2021 sale price of £715,000 represented a fair market value for the property.
• The size, condition, and specification of 22 SMITHY BROW has not materially changed since March 2021.

How Large is 22 SMITHY BROW?

22 SMITHY BROW is 152m², which includes two extensions, according to the EPC inspection conducted in February 2021. This puts it in the largest 30% of detached houses houses in Croft, based on EPC data. The below chart shows the distribution of detached houses houses by size in Croft, and where 22 SMITHY BROW lies on this distribution: 80% of detached houses houses are smaller than 22 SMITHY BROW, and 20% of houses are larger. Note that EPC data is not available for all properties in Croft.

22 SMITHY BROW: Plot and Title Map

22 SMITHY BROW sits on a plot of roughly 0.156 of an acre, or 631m². The below map shows the location of 22 SMITHY BROW, 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 SMITHY BROW). 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 SMITHY BROW?

22 SMITHY BROW is located in CROFT, in the WA3 postcode district. The below map shows the position of No. 22 on SMITHY BROW.