25, WATSONS LANE, HARBY, MELTON MOWBRAY, LE14 4DD - £332,500

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

25 WATSONS LANE is a small extended detached house of 103m², built sometime between 1996 and 2002, which could now be worth an estimated £421,317. It was last sold for £332,500 in December 2018, which was around 5% above the average December 2018 detached price in the Melton local authority area. The most recent EPC inspection was November 2018, where the current energy rating was C, and the potential energy rating was B.

25 WATSONS LANE Sold Prices

Land registry data shows four sales for 25 WATSONS LANE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Melton local authority area for the corresponding sale date. Most of the four 25 WATSONS 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
2018 14 DEC	£332,500	£315,339	5% above HPI
2016 16 MAR	£270,000	£280,238	4% below HPI
2012 7 AUG	£230,000	£247,117	7% below HPI
2002 14 NOV	£172,000	£173,182	1% below HPI

25 WATSONS LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Melton local authority area over time, sourced from the HPI. The four 25 WATSONS LANE sales between November 2002 and December 2018 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 March 2016 sale was for 4% below the HPI. So the extrapolation line tracks at 4% below the HPI over time, until the December 2018 sale, where it rises to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might 25 WATSONS LANE be worth now?

25 WATSONS LANE might now be worth an estimated £421,317.

This is based on house price inflation of 26.7%, between December 2018 and February 2025, for detached houses, in the Melton local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 26.7% inflationary increase is applied to the most recent sale price for 25 WATSONS LANE of £332,500 on 14th December 2018. For the value to have increased from £332,500 to £421,317 over the seven years and ten months to February 2025, the following assumptions must hold true:

• The value of 25 WATSONS LANE has moved in line with the HPI for detached houses in the Melton local authority area.
• The December 2018 sale price of £332,500 represented a fair market value for the property.
• The size, condition, and specification of 25 WATSONS LANE has not materially changed since December 2018.

How Large is 25 WATSONS LANE?

25 WATSONS LANE is 103m², which includes one extension, according to the EPC inspection conducted in November 2018. This puts it in the smallest 30% of detached houses houses in Harby, based on EPC data. The below chart shows the distribution of detached houses houses by size in Harby, and where 25 WATSONS LANE lies on this distribution: 27% of detached houses houses are smaller than 25 WATSONS LANE, and 73% of houses are larger. Note that EPC data is not available for all properties in Harby.

25 WATSONS LANE: Plot and Title Map

25 WATSONS LANE sits on a plot of roughly 0.087 of an acre, or 352m². The below map shows the location of 25 WATSONS 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 WATSONS 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 WATSONS LANE?

25 WATSONS LANE is located in HARBY, in the LE14 postcode district. The below map shows the position of No. 25 on WATSONS LANE.