3, THE SMITHY, CIRENCESTER, GL7 1HU - £364,000

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

3 THE SMITHY is a small detached house of 103m², built sometime between 1996 and 2002. It was last sold for £364,000 in April 2019, which was around 34% below the average April 2019 detached price in the Cotswold local authority area. The most recent EPC inspection was May 2009, where the current energy rating was E, and the potential energy rating was C.

3 THE SMITHY Sold Prices

Land registry data shows three sales for 3 THE SMITHY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. All of the three 3 THE SMITHY 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
2019 5 APR	£364,000	£550,814	34% below HPI
2009 20 JUL	£242,500	£363,545	33% below HPI
2005 22 JUN	£245,000	£349,056	30% below HPI

3 THE SMITHY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cotswold local authority area over time, sourced from the HPI. The three 3 THE SMITHY sales between June 2005 and April 2019 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 2009 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the April 2019 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

What might 3 THE SMITHY be worth now?

3 THE SMITHY might now be worth an estimated £465,570.

This is based on house price inflation of 27.9%, between April 2019 and December 2024, for detached houses, in the Cotswold local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 27.9% inflationary increase is applied to the most recent sale price for 3 THE SMITHY of £364,000 on 5th April 2019. For the value to have increased from £364,000 to £465,570 over the four years and four months to December 2024, the following assumptions must hold true:

• The value of 3 THE SMITHY has moved in line with the HPI for detached houses in the Cotswold local authority area.
• The April 2019 sale price of £364,000 represented a fair market value for the property.
• The size, condition, and specification of 3 THE SMITHY has not materially changed since April 2019.

How Large is 3 THE SMITHY?

3 THE SMITHY is 103m² according to the EPC inspection conducted in May 2009. This puts it in the smallest 30% of detached houses houses in Cirencester, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cirencester, and where 3 THE SMITHY lies on this distribution: 30% of detached houses houses are smaller than 3 THE SMITHY, and 70% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

3 THE SMITHY: Plot and Title Map

3 THE SMITHY sits on a plot of roughly 0.071 of an acre, or 288m². The below map shows the location of 3 THE SMITHY, 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 THE SMITHY). 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 THE SMITHY?

3 THE SMITHY is located in CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 3 on THE SMITHY.