35, HALL FARM CLOSE, MELTON, WOODBRIDGE, IP12 1RL - £405,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

35 HALL FARM CLOSE is a small extended detached house of 100m², built sometime between 1976 and 1982, which could now be worth an estimated £388,167. It was last sold for £405,000 in December 2022, which was around 8% below the average December 2022 detached price in the East Suffolk local authority area. The most recent EPC inspection was April 2022, where the current energy rating was C, and the potential energy rating was B.

35 HALL FARM CLOSE Sold Prices

Land registry data shows two sales for 35 HALL FARM CLOSE 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 Suffolk local authority area for the corresponding sale date. Both of the two 35 HALL FARM CLOSE 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
2022 8 DEC	£405,000	£441,391	8% below HPI
2000 12 MAY	£92,500	£109,265	15% below HPI

35 HALL FARM CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The two 35 HALL FARM CLOSE sales from May 2000 and December 2022 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 May 2000 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the December 2022 sale, where it rises to 8% below the HPI. The line then continues to track at 8% below the HPI.

What might 35 HALL FARM CLOSE be worth now?

35 HALL FARM CLOSE might now be worth an estimated £388,167.

This is based on house price deflation of 4.2%, between December 2022 and February 2025, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.2% deflationary decrease is applied to the most recent sale price for 35 HALL FARM CLOSE of £405,000 on 8th December 2022. For the value to have decreased from £405,000 to £388,167 over the three years and ten months to February 2025, the following assumptions must hold true:

• The value of 35 HALL FARM CLOSE has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The December 2022 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of 35 HALL FARM CLOSE has not materially changed since December 2022.

How Large is 35 HALL FARM CLOSE?

35 HALL FARM CLOSE is 100m², which includes one extension, according to the EPC inspection conducted in April 2022. This puts it in the smallest 30% of detached houses houses in Melton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Melton, and where 35 HALL FARM CLOSE lies on this distribution: 30% of detached houses houses are smaller than 35 HALL FARM CLOSE, and 69% of houses are larger. Note that EPC data is not available for all properties in Melton.

35 HALL FARM CLOSE: Plot and Title Map

35 HALL FARM CLOSE sits on a plot of roughly 0.069 of an acre, or 279m². The below map shows the location of 35 HALL FARM CLOSE, 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 HALL FARM CLOSE). 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 HALL FARM CLOSE?

35 HALL FARM CLOSE is located in MELTON, in the IP12 postcode district. The below map shows the position of No. 35 on HALL FARM CLOSE.