22, THE CROFT, HADDENHAM, AYLESBURY, HP17 8AS - £382,500

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 CROFT is a small detached house of 124m², built sometime between 1950 and 1966, which could now be worth an estimated £617,104. It was last sold for £382,500 in July 2012, which was around 26% below the average July 2012 detached price in the Buckinghamshire local authority area. The most recent EPC inspection was May 2014, where the current energy rating was D, and the potential energy rating was B.

22 THE CROFT Sold Prices

Land registry data shows two sales for 22 THE CROFT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Buckinghamshire local authority area for the corresponding sale date. Both of the two 22 THE CROFT 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
2012 22 JUL	£382,500	£515,736	26% below HPI
1997 25 JUL	£159,000	£189,081	16% below HPI

22 THE CROFT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Buckinghamshire local authority area over time, sourced from the HPI. The two 22 THE CROFT sales from July 1997 and July 2012 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 July 1997 sale was for 16% below the HPI. So the extrapolation line tracks at 16% below the HPI over time, until the July 2012 sale, where it falls to 26% below the HPI. The line then continues to track at 26% below the HPI.

What might 22 THE CROFT be worth now?

22 THE CROFT might now be worth an estimated £617,104.

This is based on house price inflation of 61.3%, between July 2012 and December 2024, for detached houses, in the Buckinghamshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 61.3% inflationary increase is applied to the most recent sale price for 22 THE CROFT of £382,500 on 22nd July 2012. For the value to have increased from £382,500 to £617,104 over the eleven years and seven months to December 2024, the following assumptions must hold true:

• The value of 22 THE CROFT has moved in line with the HPI for detached houses in the Buckinghamshire local authority area.
• The July 2012 sale price of £382,500 represented a fair market value for the property.
• The size, condition, and specification of 22 THE CROFT has not materially changed since July 2012.

How Large is 22 THE CROFT?

22 THE CROFT is 124m² according to the EPC inspection conducted in May 2014. This puts it in the smallest 40% of detached houses houses in Haddenham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Haddenham, and where 22 THE CROFT lies on this distribution: 40% of detached houses houses are smaller than 22 THE CROFT, and 59% of houses are larger. Note that EPC data is not available for all properties in Haddenham.

22 THE CROFT: Plot and Title Map

22 THE CROFT sits on a plot of roughly 0.132 of an acre, or 533m². The below map shows the location of 22 THE CROFT, 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 CROFT). 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 CROFT?

22 THE CROFT is located in HADDENHAM, in the HP17 postcode district. The below map shows the position of No. 22 on THE CROFT.