32, DUCK LANE, HADDENHAM, ELY, CB6 3UE - £280,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

32 DUCK LANE is a very large extended detached house of 213m², built sometime between 1983 and 1990. It was last sold for £280,000 in December 2013, which was around 5% above the average December 2013 detached price in the East Cambridgeshire local authority area. The most recent EPC inspection was August 2024, where the current energy rating was C, and the potential energy rating was C.

32 DUCK LANE Sold Prices

Land registry data shows two sales for 32 DUCK LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Cambridgeshire local authority area for the corresponding sale date. Both of the two 32 DUCK LANE 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
2013 9 DEC	£280,000	£265,437	5% above HPI
1999 5 NOV	£124,000	£111,389	11% above HPI

32 DUCK LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Cambridgeshire local authority area over time, sourced from the HPI. The two 32 DUCK LANE sales from November 1999 and December 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 November 1999 sale was for 11% above the HPI. So the extrapolation line tracks at 11% above the HPI over time, until the December 2013 sale, where it falls to 5% above the HPI. The line then continues to track at 5% above the HPI.

How Large is 32 DUCK LANE?

32 DUCK LANE is 213m², which includes four extensions, according to the EPC inspection conducted in August 2024. This puts it in the largest 10% of detached houses in Haddenham, based on EPC data. The below chart shows the distribution of detached houses by size in Haddenham, and where 32 DUCK LANE lies on this distribution: 92% of detached houses are smaller than 32 DUCK LANE, and 8% of houses are larger. Note that EPC data is not available for all properties in Haddenham.

32 DUCK LANE: Plot and Title Map

32 DUCK LANE sits on a plot of roughly 0.165 of an acre, or 668m². The below map shows the location of 32 DUCK LANE, 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 32 DUCK LANE). 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 32 DUCK LANE?

32 DUCK LANE is located in HADDENHAM, in the CB6 postcode district. The below map shows the position of No. 32 on DUCK LANE.