34, THE SMITHY, CIRENCESTER, GL7 1HU - £239,999

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

34 THE SMITHY is a small extended detached house of 110m², built sometime between 1991 and 1995. It was last sold for £239,999 in October 2011, which was around 41% below the average October 2011 detached price in the Cotswold local authority area. The most recent EPC inspection was October 2019, where the current energy rating was D, and the potential energy rating was B.

34 THE SMITHY Sold Prices

Land registry data shows two sales for 34 THE SMITHY 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 34 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
2011 18 OCT	£239,999	£407,512	41% below HPI
2004 20 AUG	£247,000	£350,025	29% below HPI

34 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 two 34 THE SMITHY sales from August 2004 and October 2011 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 August 2004 sale was for 29% below the HPI. So the extrapolation line tracks at 29% below the HPI over time, until the October 2011 sale, where it falls to 41% below the HPI. The line then continues to track at 41% below the HPI.

What might 34 THE SMITHY be worth now?

34 THE SMITHY might now be worth an estimated £414,914.

This is based on house price inflation of 72.9%, between October 2011 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 72.9% inflationary increase is applied to the most recent sale price for 34 THE SMITHY of £239,999 on 18th October 2011. For the value to have increased from £239,999 to £414,914 over the twelve years and ten months to December 2024, the following assumptions must hold true:

• The value of 34 THE SMITHY has moved in line with the HPI for detached houses in the Cotswold local authority area.
• The October 2011 sale price of £239,999 represented a fair market value for the property.
• The size, condition, and specification of 34 THE SMITHY has not materially changed since October 2011.

How Large is 34 THE SMITHY?

34 THE SMITHY is 110m², which includes two extensions, according to the EPC inspection conducted in October 2019. This puts it in the smallest 40% 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 34 THE SMITHY lies on this distribution: 36% of detached houses houses are smaller than 34 THE SMITHY, and 63% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

34 THE SMITHY: Plot and Title Map

34 THE SMITHY sits on a plot of roughly 0.056 of an acre, or 225m². The below map shows the location of 34 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 34 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 34 THE SMITHY?

34 THE SMITHY is located in CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 34 on THE SMITHY.