22, THE PADDOCK, FORMBY, LIVERPOOL, L37 7HQ - £380,000

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 PADDOCK is a midsized extended detached house of 132m², built sometime between 1976 and 1982, which could now be worth an estimated £630,815. It was last sold for £380,000 in April 2011, which was around 62% above the average April 2011 detached price in the Sefton local authority area. The most recent EPC inspection was October 2009, where the current energy rating was D, and the potential energy rating was C.

22 THE PADDOCK Sold Prices

Land registry data shows three sales for 22 THE PADDOCK since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Sefton local authority area for the corresponding sale date. All of the three 22 THE PADDOCK 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
2011 8 APR	£380,000	£233,998	62% above HPI
2002 19 AUG	£216,000	£144,008	50% above HPI
1996 28 MAR	£105,000	£83,685	25% above HPI

22 THE PADDOCK Price Paid vs. HPI Average

The below graph shows the average detached house price in the Sefton local authority area over time, sourced from the HPI. The three 22 THE PADDOCK sales between March 1996 and April 2011 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 2002 sale was for 50% above the HPI. So the extrapolation line tracks at 50% above the HPI over time, until the April 2011 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

What might 22 THE PADDOCK be worth now?

22 THE PADDOCK might now be worth an estimated £630,815.

This is based on house price inflation of 66%, between April 2011 and December 2024, for detached houses, in the Sefton local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 66% inflationary increase is applied to the most recent sale price for 22 THE PADDOCK of £380,000 on 8th April 2011. For the value to have increased from £380,000 to £630,815 over the twelve years and four months to December 2024, the following assumptions must hold true:

• The value of 22 THE PADDOCK has moved in line with the HPI for detached houses in the Sefton local authority area.
• The April 2011 sale price of £380,000 represented a fair market value for the property.
• The size, condition, and specification of 22 THE PADDOCK has not materially changed since April 2011.

How Large is 22 THE PADDOCK?

22 THE PADDOCK is 132m², which includes one extension, according to the EPC inspection conducted in October 2009. This puts it in the smallest 50% of detached houses houses in Formby, based on EPC data. The below chart shows the distribution of detached houses houses by size in Formby, and where 22 THE PADDOCK lies on this distribution: 45% of detached houses houses are smaller than 22 THE PADDOCK, and 55% of houses are larger. Note that EPC data is not available for all properties in Formby.

22 THE PADDOCK: Plot and Title Map

22 THE PADDOCK sits on a plot of roughly 0.157 of an acre, or 634m². The below map shows the location of 22 THE PADDOCK, 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 PADDOCK). 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 PADDOCK?

22 THE PADDOCK is located in FORMBY, in the L37 postcode district. The below map shows the position of No. 22 on THE PADDOCK.