28, BAYARDS, WARLINGHAM, CR6 9BP - £840,000

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

28 BAYARDS is a midsized extended detached house of 168m², built sometime between 1976 and 1982, which could now be worth an estimated £803,356. It was last sold for £840,000 in July 2022, which was around 10% below the average July 2022 detached price in the Tandridge local authority area. The most recent EPC inspection was August 2016, where the current energy rating was C, and the potential energy rating was B.

28 BAYARDS Sold Prices

Land registry data shows two sales for 28 BAYARDS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. One of the two 28 BAYARDS sales was for below the average price, whilst the other was 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
2022 1 JUL	£840,000	£934,610	10% below HPI
2004 28 APR	£495,000	£442,977	12% above HPI

28 BAYARDS 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 two 28 BAYARDS sales from April 2004 and July 2022 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 April 2004 sale was for 12% above the HPI. So the extrapolation line tracks at 12% above the HPI over time, until the July 2022 sale, where it falls to 10% below the HPI. The line then continues to track at 10% below the HPI.

What might 28 BAYARDS be worth now?

28 BAYARDS might now be worth an estimated £803,356.

This is based on house price deflation of 4.4%, between July 2022 and December 2024, 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 4.4% deflationary decrease is applied to the most recent sale price for 28 BAYARDS of £840,000 on 1st July 2022. For the value to have decreased from £840,000 to £803,356 over the one year and seven months to December 2024, the following assumptions must hold true:

• The value of 28 BAYARDS has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The July 2022 sale price of £840,000 represented a fair market value for the property.
• The size, condition, and specification of 28 BAYARDS has not materially changed since July 2022.

How Large is 28 BAYARDS?

28 BAYARDS is 168m², which includes one extension, according to the EPC inspection conducted in August 2016. This puts it in the largest 50% of detached houses houses in Warlingham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Warlingham, and where 28 BAYARDS lies on this distribution: 56% of detached houses houses are smaller than 28 BAYARDS, and 44% of houses are larger. Note that EPC data is not available for all properties in Warlingham.

28 BAYARDS: Plot and Title Map

28 BAYARDS sits on a plot of roughly 0.231 of an acre, or 936m². The below map shows the location of 28 BAYARDS, 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 28 BAYARDS). 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 28 BAYARDS?

28 BAYARDS is located in WARLINGHAM, in the CR6 postcode district. The below map shows the position of No. 28 on BAYARDS.