35, BLACKACRE ROAD, THEYDON BOIS, EPPING, CM16 7LT - £1,295,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

35 BLACKACRE ROAD is a very large extended detached house of 254m², built sometime between 1930 and 1949. It was last sold for £1,295,000 in July 2021, which was around 48% above the average July 2021 detached price in the Epping Forest local authority area. The most recent EPC inspection was August 2020, where the current energy rating was C, and the potential energy rating was C.

35 BLACKACRE ROAD Sold Prices

Land registry data shows three sales for 35 BLACKACRE ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. Two of the three 35 BLACKACRE ROAD sales were for above the average price, whilst one was 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
2021 21 JUL	£1,295,000	£875,463	48% above HPI
2003 13 MAR	£697,000	£419,288	66% above HPI
2001 28 AUG	£272,000	£327,708	17% below HPI

35 BLACKACRE ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three 35 BLACKACRE ROAD sales between August 2001 and July 2021 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 2003 sale was for 66% above the HPI. So the extrapolation line tracks at 66% above the HPI over time, until the July 2021 sale, where it falls to 48% above the HPI. The line then continues to track at 48% above the HPI.

How Large is 35 BLACKACRE ROAD?

35 BLACKACRE ROAD is 254m², which includes two extensions, according to the EPC inspection conducted in August 2020. This puts it in the largest 20% of detached houses in Theydon Bois, based on EPC data. The below chart shows the distribution of detached houses by size in Theydon Bois, and where 35 BLACKACRE ROAD lies on this distribution: 84% of detached houses are smaller than 35 BLACKACRE ROAD, and 15% of houses are larger. Note that EPC data is not available for all properties in Theydon Bois.

35 BLACKACRE ROAD: Plot and Title Map

35 BLACKACRE ROAD sits on a plot of roughly 0.149 of an acre, or 602m². The below map shows the location of 35 BLACKACRE 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 35 BLACKACRE 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 35 BLACKACRE ROAD?

35 BLACKACRE ROAD is located in THEYDON BOIS, in the CM16 postcode district. The below map shows the position of No. 35 on BLACKACRE ROAD.