2A, THE PADDOCK, WESTERHAM, TN16 1ER - £400,000

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

2A THE PADDOCK is a small detached house of 113m², built sometime between 1996 and 2002, which could now be worth an estimated £668,737. It was last sold for £400,000 in January 2013, which was around 29% below the average January 2013 detached price in the Sevenoaks local authority area. The most recent EPC inspection was June 2012, where the current energy rating was D, and the potential energy rating was B.

2A THE PADDOCK Sold Prices

Land registry data shows four sales for 2A THE PADDOCK since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Sevenoaks local authority area for the corresponding sale date. All of the four 2A THE PADDOCK 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
2013 31 JAN	£400,000	£564,942	29% below HPI
2004 2 JUL	£350,000	£428,239	18% below HPI
2002 29 NOV	£297,500	£394,400	25% below HPI
1997 24 FEB	£95,000	£182,647	48% below HPI

2A THE PADDOCK Price Paid vs. HPI Average

The below graph shows the average detached house price in the Sevenoaks local authority area over time, sourced from the HPI. The four 2A THE PADDOCK sales between February 1997 and January 2013 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 July 2004 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the January 2013 sale, where it falls to 29% below the HPI. The line then continues to track at 29% below the HPI.

What might 2A THE PADDOCK be worth now?

2A THE PADDOCK might now be worth an estimated £668,737.

This is based on house price inflation of 67.2%, between January 2013 and December 2024, for detached houses, in the Sevenoaks local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 67.2% inflationary increase is applied to the most recent sale price for 2A THE PADDOCK of £400,000 on 31st January 2013. For the value to have increased from £400,000 to £668,737 over the ten years and one month to December 2024, the following assumptions must hold true:

• The value of 2A THE PADDOCK has moved in line with the HPI for detached houses in the Sevenoaks local authority area.
• The January 2013 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of 2A THE PADDOCK has not materially changed since January 2013.

How Large is 2A THE PADDOCK?

2A THE PADDOCK is 113m² according to the EPC inspection conducted in June 2012. This puts it in the smallest 30% of detached houses houses in Westerham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Westerham, and where 2A THE PADDOCK lies on this distribution: 28% of detached houses houses are smaller than 2A THE PADDOCK, and 72% of houses are larger. Note that EPC data is not available for all properties in Westerham.

2A THE PADDOCK: Plot and Title Map

2A THE PADDOCK sits on a plot of roughly 0.073 of an acre, or 296m². The below map shows the location of 2A THE PADDOCK, 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 2A THE PADDOCK). 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 2A THE PADDOCK?

2A THE PADDOCK is located in WESTERHAM, in the TN16 postcode district. The below map shows the position of No. 2A on THE PADDOCK.