3, THE WILLOWS, CIRENCESTER, GL7 1LN - £270,000

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 WILLOWS is a very small detached house of 80m², built sometime between 1996 and 2002. It was last sold for £270,000 in February 2017, which was around 48% below the average February 2017 detached price in the Cotswold local authority area. The most recent EPC inspection was January 2012, where the current energy rating was D, and the potential energy rating was C.

3 THE WILLOWS Sold Prices

Land registry data shows two sales for 3 THE WILLOWS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. Both of the two 3 THE WILLOWS 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
2017 3 FEB	£270,000	£516,919	48% below HPI
2012 7 MAR	£192,000	£407,481	53% below HPI

3 THE WILLOWS 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 two 3 THE WILLOWS sales from March 2012 and February 2017 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 March 2012 sale was for 53% below the HPI. So the extrapolation line tracks at 53% below the HPI over time, until the February 2017 sale, where it rises to 48% below the HPI. The line then continues to track at 48% below the HPI.

What might 3 THE WILLOWS be worth now?

3 THE WILLOWS might now be worth an estimated £367,985.

This is based on house price inflation of 36.3%, between February 2017 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 36.3% inflationary increase is applied to the most recent sale price for 3 THE WILLOWS of £270,000 on 3rd February 2017. For the value to have increased from £270,000 to £367,985 over the six years and two months to December 2024, the following assumptions must hold true:

• The value of 3 THE WILLOWS has moved in line with the HPI for detached houses in the Cotswold local authority area.
• The February 2017 sale price of £270,000 represented a fair market value for the property.
• The size, condition, and specification of 3 THE WILLOWS has not materially changed since February 2017.

How Large is 3 THE WILLOWS?

3 THE WILLOWS is 80m² according to the EPC inspection conducted in January 2012. This puts it in the smallest 10% 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 WILLOWS lies on this distribution: 8% of detached houses houses are smaller than 3 THE WILLOWS, and 92% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

3 THE WILLOWS: Plot and Title Map

3 THE WILLOWS sits on a plot of roughly 0.082 of an acre, or 332m². The below map shows the location of 3 THE WILLOWS, 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 WILLOWS). 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 WILLOWS?

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