30, BERRYCOOMBE ROAD, BODMIN, PL31 2NR - £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

30 BERRYCOOMBE ROAD is a very large extended semi-detached house of 156m², built sometime before 1900. It was last sold for £400,000 in June 2023, which was around 39% above the average June 2023 semi-detached price in the Cornwall local authority area. The most recent EPC inspection was September 2022, where the current energy rating was D, and the potential energy rating was C.

30 BERRYCOOMBE ROAD Sold Prices

Land registry data shows six sales for 30 BERRYCOOMBE ROAD since 1^st January 1995. The below table shows the price paid for the six sales, along with the average semi-detached price in the Cornwall local authority area for the corresponding sale date. Most of the six 30 BERRYCOOMBE ROAD sales were for above 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
2023 2 JUN	£400,000	£286,776	39% above HPI
2011 15 APR	£265,000	£178,112	49% above HPI
2007 26 FEB	£285,000	£191,148	49% above HPI
2005 28 JAN	£225,000	£172,330	31% above HPI
2003 8 AUG	£176,000	£137,465	28% above HPI
1996 4 OCT	£40,000	£47,636	16% below HPI

30 BERRYCOOMBE ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Cornwall local authority area over time, sourced from the HPI. The six 30 BERRYCOOMBE ROAD sales between October 1996 and June 2023 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 April 2011 sale was for 49% above the HPI. So the extrapolation line tracks at 49% above the HPI over time, until the June 2023 sale, where it falls to 39% above the HPI. The line then continues to track at 39% above the HPI.

What might 30 BERRYCOOMBE ROAD be worth now?

30 BERRYCOOMBE ROAD might now be worth an estimated £409,195.

This is based on house price inflation of 2.3%, between June 2023 and December 2024, for semi-detached houses, in the Cornwall local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.3% inflationary increase is applied to the most recent sale price for 30 BERRYCOOMBE ROAD of £400,000 on 2nd June 2023. For the value to have increased from £400,000 to £409,195 over the six months to December 2024, the following assumptions must hold true:

• The value of 30 BERRYCOOMBE ROAD has moved in line with the HPI for semi-detached houses in the Cornwall local authority area.
• The June 2023 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of 30 BERRYCOOMBE ROAD has not materially changed since June 2023.

How Large is 30 BERRYCOOMBE ROAD?

30 BERRYCOOMBE ROAD is 156m², which includes one extension, according to the EPC inspection conducted in September 2022. This puts it in the largest 20% of semi-detached houses houses in Bodmin, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Bodmin, and where 30 BERRYCOOMBE ROAD lies on this distribution: 87% of semi-detached houses houses are smaller than 30 BERRYCOOMBE ROAD, and 13% of houses are larger. Note that EPC data is not available for all properties in Bodmin.

30 BERRYCOOMBE ROAD: Plot and Title Map

30 BERRYCOOMBE ROAD sits on a plot of roughly 0.087 of an acre, or 353m². The below map shows the location of 30 BERRYCOOMBE 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 30 BERRYCOOMBE 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 30 BERRYCOOMBE ROAD?

30 BERRYCOOMBE ROAD is located in BODMIN, in the PL31 postcode district. The below map shows the position of No. 30 on BERRYCOOMBE ROAD.