25, WATERCRESS LANE, ASHFORD, TN23 5EL - £285,000

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 WATERCRESS LANE is a very small detached house of 70m², built sometime between 1950 and 1966, which could now be worth an estimated £279,875. It was last sold for £285,000 in January 2023, which was around 49% below the average January 2023 detached price in the Ashford local authority area. The most recent EPC inspection was June 2022, where the current energy rating was D, and the potential energy rating was B.

25 WATERCRESS LANE Sold Prices

Land registry data shows two sales for 25 WATERCRESS LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Ashford local authority area for the corresponding sale date. Both of the two 25 WATERCRESS LANE 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
2023 31 JAN	£285,000	£563,664	49% below HPI
2010 12 JAN	£161,000	£300,876	46% below HPI

25 WATERCRESS LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Ashford local authority area over time, sourced from the HPI. The two 25 WATERCRESS LANE sales from January 2010 and January 2023 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 January 2010 sale was for 46% below the HPI. So the extrapolation line tracks at 46% below the HPI over time, until the January 2023 sale, where it falls to 49% below the HPI. The line then continues to track at 49% below the HPI.

What might 25 WATERCRESS LANE be worth now?

25 WATERCRESS LANE might now be worth an estimated £279,875.

This is based on house price deflation of 1.8%, between January 2023 and December 2024, for detached houses, in the Ashford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.8% deflationary decrease is applied to the most recent sale price for 25 WATERCRESS LANE of £285,000 on 31st January 2023. For the value to have decreased from £285,000 to £279,875 over the one month to December 2024, the following assumptions must hold true:

• The value of 25 WATERCRESS LANE has moved in line with the HPI for detached houses in the Ashford local authority area.
• The January 2023 sale price of £285,000 represented a fair market value for the property.
• The size, condition, and specification of 25 WATERCRESS LANE has not materially changed since January 2023.

How Large is 25 WATERCRESS LANE?

25 WATERCRESS LANE is 70m² according to the EPC inspection conducted in June 2022. This puts it in the smallest 10% of detached houses houses in Ashford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ashford, and where 25 WATERCRESS LANE lies on this distribution: 4% of detached houses houses are smaller than 25 WATERCRESS LANE, and 95% of houses are larger. Note that EPC data is not available for all properties in Ashford.

25 WATERCRESS LANE: Plot and Title Map

25 WATERCRESS LANE sits on a plot of roughly 0.080 of an acre, or 324m². The below map shows the location of 25 WATERCRESS LANE, 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 WATERCRESS LANE). 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 WATERCRESS LANE?

25 WATERCRESS LANE is located in ASHFORD, in the TN23 postcode district. The below map shows the position of No. 25 on WATERCRESS LANE.