3, BLACK HORSE CLOSE, WATTON, THETFORD, IP25 6ES - £220,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

3 BLACK HORSE CLOSE is a very large detached house of 135m², built sometime from 2007 onwards. It was last sold for £220,000 in November 2015, which was around 14% below the average November 2015 detached price in the Breckland local authority area. The most recent EPC inspection was April 2016, where the current energy rating was C, and the potential energy rating was C.

3 BLACK HORSE CLOSE Sold Prices

Land registry data shows two sales for 3 BLACK HORSE CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Breckland local authority area for the corresponding sale date. Both of the two 3 BLACK HORSE CLOSE 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
2015 30 NOV	£220,000	£257,009	14% below HPI
2005 15 SEP	£175,000	£204,836	15% below HPI

3 BLACK HORSE CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The two 3 BLACK HORSE CLOSE sales from September 2005 and November 2015 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 September 2005 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the November 2015 sale, where it rises to 14% below the HPI. The line then continues to track at 14% below the HPI.

How Large is 3 BLACK HORSE CLOSE?

3 BLACK HORSE CLOSE is 135m² according to the EPC inspection conducted in April 2016. This puts it in the largest 20% of detached houses in Watton, based on EPC data. The below chart shows the distribution of detached houses by size in Watton, and where 3 BLACK HORSE CLOSE lies on this distribution: 84% of detached houses are smaller than 3 BLACK HORSE CLOSE, and 16% of houses are larger. Note that EPC data is not available for all properties in Watton.

3 BLACK HORSE CLOSE: Plot and Title Map

3 BLACK HORSE CLOSE sits on a plot of roughly 0.076 of an acre, or 306m². The below map shows the location of 3 BLACK HORSE CLOSE, 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 3 BLACK HORSE CLOSE). 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 3 BLACK HORSE CLOSE?

3 BLACK HORSE CLOSE is located in WATTON, in the IP25 postcode district. The below map shows the position of No. 3 on BLACK HORSE CLOSE.