38, MASSETTS ROAD, HORLEY, RH6 7DS - £960,000

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 MASSETTS ROAD is a very large extended detached house of 279m², built sometime between 1900 and 1929, which could now be worth an estimated £953,735. It was last sold for £960,000 in July 2022, which was around 6% above the average July 2022 detached price in the Reigate and Banstead local authority area. The most recent EPC inspection was May 2021, where the current energy rating was D, and the potential energy rating was C.

38 MASSETTS ROAD Sold Prices

Land registry data shows five sales for 38 MASSETTS ROAD since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Reigate and Banstead local authority area for the corresponding sale date. The five 38 MASSETTS ROAD sales were a mix of above the average price, roughly equal to the average price, and 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 6 JUL	£960,000	£908,313	6% above HPI
2012 7 DEC	£500,000	£544,888	8% below HPI
2012 26 JUN	£500,000	£533,196	6% below HPI
1995 15 DEC	£155,000	£156,550	1% below HPI
1995 31 MAR	£152,500	£152,120	Close to HPI

38 MASSETTS ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reigate and Banstead local authority area over time, sourced from the HPI. The five 38 MASSETTS ROAD sales between March 1995 and July 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 December 2012 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the July 2022 sale, where it rises to 6% above the HPI. The line then continues to track at 6% above the HPI.

What might 38 MASSETTS ROAD be worth now?

38 MASSETTS ROAD might now be worth an estimated £953,735.

This is based on house price deflation of 0.7%, between July 2022 and December 2024, for detached houses, in the Reigate and Banstead local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.7% deflationary decrease is applied to the most recent sale price for 38 MASSETTS ROAD of £960,000 on 6th July 2022. For the value to have decreased from £960,000 to £953,735 over the one year and seven months to December 2024, the following assumptions must hold true:

• The value of 38 MASSETTS ROAD has moved in line with the HPI for detached houses in the Reigate and Banstead local authority area.
• The July 2022 sale price of £960,000 represented a fair market value for the property.
• The size, condition, and specification of 38 MASSETTS ROAD has not materially changed since July 2022.

How Large is 38 MASSETTS ROAD?

38 MASSETTS ROAD is 279m², which includes two extensions, according to the EPC inspection conducted in May 2021. This puts it in the largest 10% of detached houses houses in Horley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Horley, and where 38 MASSETTS ROAD lies on this distribution: 99% of detached houses houses are smaller than 38 MASSETTS ROAD, and 1% of houses are larger. Note that EPC data is not available for all properties in Horley.

38 MASSETTS ROAD: Plot and Title Map

38 MASSETTS ROAD sits on a plot of roughly 0.171 of an acre, or 690m². The below map shows the location of 38 MASSETTS 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 38 MASSETTS 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 38 MASSETTS ROAD?

38 MASSETTS ROAD is located in HORLEY, in the RH6 postcode district. The below map shows the position of No. 38 on MASSETTS ROAD.