28, BLACKWATER ROAD, BARLEYTHORPE, OAKHAM, LE15 7WF - £275,000

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.

28 BLACKWATER ROAD is a small detached house of 91m², which could now be worth an estimated £326,348. It was last sold for £275,000 in February 2021, which was around 33% below the average February 2021 detached price in the Rutland local authority area. The most recent EPC inspection was November 2018, where the current energy rating was B, and the potential energy rating was B.

28 BLACKWATER ROAD Sold Prices

Land registry data shows two sales for 28 BLACKWATER ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Rutland local authority area for the corresponding sale date. Both of the two 28 BLACKWATER ROAD 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
2021 24 FEB	£275,000	£409,964	33% below HPI
2018 31 OCT	£251,995	£400,235	37% below HPI

28 BLACKWATER ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Rutland local authority area over time, sourced from the HPI. The two 28 BLACKWATER ROAD sales from October 2018 and February 2021 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 October 2018 sale was for 37% below the HPI. So the extrapolation line tracks at 37% below the HPI over time, until the February 2021 sale, where it rises to 33% below the HPI. The line then continues to track at 33% below the HPI.

What might 28 BLACKWATER ROAD be worth now?

28 BLACKWATER ROAD might now be worth an estimated £326,348.

This is based on house price inflation of 18.7%, between February 2021 and February 2025, for detached houses, in the Rutland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 18.7% inflationary increase is applied to the most recent sale price for 28 BLACKWATER ROAD of £275,000 on 24th February 2021. For the value to have increased from £275,000 to £326,348 over the four years to February 2025, the following assumptions must hold true:

• The value of 28 BLACKWATER ROAD has moved in line with the HPI for detached houses in the Rutland local authority area.
• The February 2021 sale price of £275,000 represented a fair market value for the property.
• The size, condition, and specification of 28 BLACKWATER ROAD has not materially changed since February 2021.

How Large is 28 BLACKWATER ROAD?

28 BLACKWATER ROAD is 91m² according to the EPC inspection conducted in November 2018. This puts it in the smallest 30% of detached houses houses in Oakham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Oakham, and where 28 BLACKWATER ROAD lies on this distribution: 22% of detached houses houses are smaller than 28 BLACKWATER ROAD, and 77% of houses are larger. Note that EPC data is not available for all properties in Oakham.

28 BLACKWATER ROAD: Plot and Title Map

28 BLACKWATER ROAD sits on a plot of roughly 0.059 of an acre, or 240m². The below map shows the location of 28 BLACKWATER ROAD, 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 BLACKWATER ROAD). 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 BLACKWATER ROAD?

28 BLACKWATER ROAD is located in BARLEYTHORPE, in the LE15 postcode district. The below map shows the position of No. 28 on BLACKWATER ROAD.