38, BELL LANE, SAHAM TONEY, THETFORD, IP25 7HD - £300,000

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

38 BELL LANE is a very large detached house of 183m², built sometime between 1996 and 2002, which could now be worth an estimated £376,294. It was last sold for £300,000 in October 2017, which was around 2% above the average October 2017 detached price in the Breckland local authority area. The most recent EPC inspection was May 2017, where the current energy rating was C, and the potential energy rating was A.

38 BELL LANE Sold Prices

Land registry data shows two sales for 38 BELL 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 Breckland local authority area for the corresponding sale date. Both of the two 38 BELL 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
2017 12 OCT	£300,000	£295,325	2% above HPI
1999 20 SEP	£163,475	£90,711	80% above HPI

38 BELL LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The two 38 BELL LANE sales from September 1999 and October 2017 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 September 1999 sale was for 80% above the HPI. So the extrapolation line tracks at 80% above the HPI over time, until the October 2017 sale, where it falls to 2% above the HPI. The line then continues to track at 2% above the HPI.

What might 38 BELL LANE be worth now?

38 BELL LANE might now be worth an estimated £376,294.

This is based on house price inflation of 25.4%, between October 2017 and February 2025, for detached houses, in the Breckland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 25.4% inflationary increase is applied to the most recent sale price for 38 BELL LANE of £300,000 on 12th October 2017. For the value to have increased from £300,000 to £376,294 over the eight years and eight months to February 2025, the following assumptions must hold true:

• The value of 38 BELL LANE has moved in line with the HPI for detached houses in the Breckland local authority area.
• The October 2017 sale price of £300,000 represented a fair market value for the property.
• The size, condition, and specification of 38 BELL LANE has not materially changed since October 2017.

How Large is 38 BELL LANE?

38 BELL LANE is 183m² according to the EPC inspection conducted in May 2017. This puts it in the largest 20% of detached houses houses in Saham Toney, based on EPC data. The below chart shows the distribution of detached houses houses by size in Saham Toney, and where 38 BELL LANE lies on this distribution: 86% of detached houses houses are smaller than 38 BELL LANE, and 14% of houses are larger. Note that EPC data is not available for all properties in Saham Toney.

38 BELL LANE: Plot and Title Map

38 BELL LANE sits on a plot of roughly 0.180 of an acre, or 729m². The below map shows the location of 38 BELL 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 38 BELL 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 38 BELL LANE?

38 BELL LANE is located in SAHAM TONEY, in the IP25 postcode district. The below map shows the position of No. 38 on BELL LANE.