26, GRASSLANDS, SMALLFIELD, HORLEY, RH6 9NU - £385,000

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.

26 GRASSLANDS is a large detached house of 140m², built sometime between 1996 and 2002, which could now be worth an estimated £523,090. It was last sold for £385,000 in August 2014, which was around 40% below the average August 2014 detached price in the Tandridge local authority area. The most recent EPC inspection was March 2011, where the current energy rating was D, and the potential energy rating was C.

26 GRASSLANDS Sold Prices

Land registry data shows four sales for 26 GRASSLANDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. All of the four 26 GRASSLANDS 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
2014 26 AUG	£385,000	£645,052	40% below HPI
2004 7 JUN	£295,000	£444,706	34% below HPI
1997 28 FEB	£131,000	£180,174	27% below HPI
1995 24 NOV	£125,000	£172,039	27% below HPI

26 GRASSLANDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tandridge local authority area over time, sourced from the HPI. The four 26 GRASSLANDS sales between November 1995 and August 2014 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 June 2004 sale was for 34% below the HPI. So the extrapolation line tracks at 34% below the HPI over time, until the August 2014 sale, where it falls to 40% below the HPI. The line then continues to track at 40% below the HPI.

What might 26 GRASSLANDS be worth now?

26 GRASSLANDS might now be worth an estimated £523,090.

This is based on house price inflation of 35.9%, between August 2014 and February 2025, for detached houses, in the Tandridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 35.9% inflationary increase is applied to the most recent sale price for 26 GRASSLANDS of £385,000 on 26th August 2014. For the value to have increased from £385,000 to £523,090 over the eleven years and six months to February 2025, the following assumptions must hold true:

• The value of 26 GRASSLANDS has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The August 2014 sale price of £385,000 represented a fair market value for the property.
• The size, condition, and specification of 26 GRASSLANDS has not materially changed since August 2014.

How Large is 26 GRASSLANDS?

26 GRASSLANDS is 140m² according to the EPC inspection conducted in March 2011. This puts it in the largest 30% of detached houses houses in Smallfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Smallfield, and where 26 GRASSLANDS lies on this distribution: 78% of detached houses houses are smaller than 26 GRASSLANDS, and 22% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

26 GRASSLANDS: Plot and Title Map

26 GRASSLANDS sits on a plot of roughly 0.085 of an acre, or 344m². The below map shows the location of 26 GRASSLANDS, 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 26 GRASSLANDS). 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 26 GRASSLANDS?

26 GRASSLANDS is located in SMALLFIELD, in the RH6 postcode district. The below map shows the position of No. 26 on GRASSLANDS.