25, THE SMITHY, BRAMLEY, TADLEY, RG26 5AY - £223,000

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

25 THE SMITHY is a very small extended semi-detached house of 78m², built sometime between 1996 and 2002, which could now be worth an estimated £400,682. It was last sold for £223,000 in July 2010, which was around 5% above the average July 2010 semi-detached price in the Basingstoke and Deane local authority area. The most recent EPC inspection was December 2008, where the current energy rating was C, and the potential energy rating was C.

25 THE SMITHY Sold Prices

Land registry data shows four sales for 25 THE SMITHY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Basingstoke and Deane local authority area for the corresponding sale date. All of the four 25 THE SMITHY 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
2010 16 JUL	£223,000	£212,699	5% above HPI
2006 19 MAY	£229,000	£198,818	15% above HPI
2002 26 JUL	£183,000	£153,331	19% above HPI
1999 26 NOV	£133,500	£106,627	25% above HPI

25 THE SMITHY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Basingstoke and Deane local authority area over time, sourced from the HPI. The four 25 THE SMITHY sales between November 1999 and July 2010 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 May 2006 sale was for 15% above the HPI. So the extrapolation line tracks at 15% above the HPI over time, until the July 2010 sale, where it falls to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might 25 THE SMITHY be worth now?

25 THE SMITHY might now be worth an estimated £400,682.

This is based on house price inflation of 79.7%, between July 2010 and December 2024, for semi-detached houses, in the Basingstoke and Deane local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 79.7% inflationary increase is applied to the most recent sale price for 25 THE SMITHY of £223,000 on 16th July 2010. For the value to have increased from £223,000 to £400,682 over the thirteen years and seven months to December 2024, the following assumptions must hold true:

• The value of 25 THE SMITHY has moved in line with the HPI for semi-detached houses in the Basingstoke and Deane local authority area.
• The July 2010 sale price of £223,000 represented a fair market value for the property.
• The size, condition, and specification of 25 THE SMITHY has not materially changed since July 2010.

How Large is 25 THE SMITHY?

25 THE SMITHY is 78m², which includes one extension, according to the EPC inspection conducted in December 2008. This puts it in the smallest 10% of semi-detached houses houses in Bramley, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Bramley, and where 25 THE SMITHY lies on this distribution: 3% of semi-detached houses houses are smaller than 25 THE SMITHY, and 97% of houses are larger. Note that EPC data is not available for all properties in Bramley.

25 THE SMITHY: Plot and Title Map

25 THE SMITHY sits on a plot of roughly 0.051 of an acre, or 205m². The below map shows the location of 25 THE SMITHY, 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 25 THE SMITHY). 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 25 THE SMITHY?

25 THE SMITHY is located in BRAMLEY, in the RG26 postcode district. The below map shows the position of No. 25 on THE SMITHY.