22, THE COBBINS, WALTHAM ABBEY, EN9 1LH - £474,000

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 THE COBBINS is a midsized semi-detached house of 123m², built sometime between 1950 and 1966, which could now be worth an estimated £521,820. It was last sold for £474,000 in August 2021, which was around 10% below the average August 2021 semi-detached price in the Epping Forest local authority area. The most recent EPC inspection was April 2021, where the current energy rating was F, and the potential energy rating was D.

22 THE COBBINS Sold Prices

Land registry data shows two sales for 22 THE COBBINS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Epping Forest local authority area for the corresponding sale date. Both of the two 22 THE COBBINS 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 26 AUG	£474,000	£525,743	10% below HPI
2021 18 JUN	£465,000	£524,218	11% below HPI

22 THE COBBINS Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Epping Forest local authority area over time, sourced from the HPI. The two 22 THE COBBINS sales from June 2021 and August 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 June 2021 sale was for 11% below the HPI. So the extrapolation line tracks at 11% below the HPI over time, until the August 2021 sale, where it rises to 10% below the HPI. The line then continues to track at 10% below the HPI.

What might 22 THE COBBINS be worth now?

22 THE COBBINS might now be worth an estimated £521,820.

This is based on house price inflation of 10.1%, between August 2021 and December 2024, for semi-detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 10.1% inflationary increase is applied to the most recent sale price for 22 THE COBBINS of £474,000 on 26th August 2021. For the value to have increased from £474,000 to £521,820 over the two years and eight months to December 2024, the following assumptions must hold true:

• The value of 22 THE COBBINS has moved in line with the HPI for semi-detached houses in the Epping Forest local authority area.
• The August 2021 sale price of £474,000 represented a fair market value for the property.
• The size, condition, and specification of 22 THE COBBINS has not materially changed since August 2021.

How Large is 22 THE COBBINS?

22 THE COBBINS is 123m² according to the EPC inspection conducted in April 2021. This puts it in the largest 50% of semi-detached houses houses in Waltham Abbey, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Waltham Abbey, and where 22 THE COBBINS lies on this distribution: 57% of semi-detached houses houses are smaller than 22 THE COBBINS, and 43% of houses are larger. Note that EPC data is not available for all properties in Waltham Abbey.

22 THE COBBINS: Plot and Title Map

22 THE COBBINS sits on a plot of roughly 0.181 of an acre, or 734m². The below map shows the location of 22 THE COBBINS, 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 THE COBBINS). 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 THE COBBINS?

22 THE COBBINS is located in WALTHAM ABBEY, in the EN9 postcode district. The below map shows the position of No. 22 on THE COBBINS.