36, THE SMITHY, CIRENCESTER, GL7 1HU - £255,000

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

36 THE SMITHY is a small extended detached house of 99m², built sometime between 1983 and 1990. It was last sold for £255,000 in February 2010, which was around 36% below the average February 2010 detached price in the Cotswold local authority area. The most recent EPC inspection was October 2009, where the current energy rating was C, and the potential energy rating was C.

36 THE SMITHY Sold Prices

Land registry data shows three sales for 36 THE SMITHY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. All of the three 36 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
2010 26 FEB	£255,000	£395,365	36% below HPI
2002 13 AUG	£188,000	£276,810	32% below HPI
2001 19 MAR	£172,000	£214,670	20% below HPI

36 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 three 36 THE SMITHY sales between March 2001 and February 2010 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 2002 sale was for 32% below the HPI. So the extrapolation line tracks at 32% below the HPI over time, until the February 2010 sale, where it falls to 36% below the HPI. The line then continues to track at 36% below the HPI.

What might 36 THE SMITHY be worth now?

36 THE SMITHY might now be worth an estimated £454,392.

This is based on house price inflation of 78.2%, between February 2010 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 78.2% inflationary increase is applied to the most recent sale price for 36 THE SMITHY of £255,000 on 26th February 2010. For the value to have increased from £255,000 to £454,392 over the thirteen years and two months to December 2024, the following assumptions must hold true:

• The value of 36 THE SMITHY has moved in line with the HPI for detached houses in the Cotswold local authority area.
• The February 2010 sale price of £255,000 represented a fair market value for the property.
• The size, condition, and specification of 36 THE SMITHY has not materially changed since February 2010.

How Large is 36 THE SMITHY?

36 THE SMITHY is 99m², which includes two extensions, according to the EPC inspection conducted in October 2009. This puts it in the smallest 30% 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 36 THE SMITHY lies on this distribution: 24% of detached houses houses are smaller than 36 THE SMITHY, and 76% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

36 THE SMITHY: Plot and Title Map

36 THE SMITHY sits on a plot of roughly 0.069 of an acre, or 279m². The below map shows the location of 36 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 36 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 36 THE SMITHY?

36 THE SMITHY is located in CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 36 on THE SMITHY.