38, WOAD LANE, LONG SUTTON, SPALDING, PE12 9EW - £170,500

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 WOAD LANE is a very small extended semi-detached house of 74m², built sometime between 1900 and 1929, which could now be worth an estimated £183,425. It was last sold for £170,500 in July 2024, which was around 7% below the average July 2024 semi-detached price in the South Holland local authority area. The most recent EPC inspection was March 2023, where the current energy rating was E, and the potential energy rating was B.

38 WOAD LANE Sold Prices

Land registry data shows three sales for 38 WOAD LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the South Holland local authority area for the corresponding sale date. Two of the three 38 WOAD LANE sales were for below the average price, whilst one was 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
2024 11 JUL	£170,500	£182,999	7% below HPI
2015 10 APR	£129,950	£123,688	5% above HPI
2004 7 MAY	£79,950	£101,598	21% below HPI

38 WOAD LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the South Holland local authority area over time, sourced from the HPI. The three 38 WOAD LANE sales between May 2004 and July 2024 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 April 2015 sale was for 5% above the HPI. So the extrapolation line tracks at 5% above the HPI over time, until the July 2024 sale, where it falls to 7% below the HPI. The line then continues to track at 7% below the HPI.

What might 38 WOAD LANE be worth now?

38 WOAD LANE might now be worth an estimated £183,425.

This is based on house price inflation of 7.6%, between July 2024 and December 2024, for semi-detached houses, in the South Holland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 7.6% inflationary increase is applied to the most recent sale price for 38 WOAD LANE of £170,500 on 11th July 2024. For the value to have increased from £170,500 to £183,425 over the seven months to December 2024, the following assumptions must hold true:

• The value of 38 WOAD LANE has moved in line with the HPI for semi-detached houses in the South Holland local authority area.
• The July 2024 sale price of £170,500 represented a fair market value for the property.
• The size, condition, and specification of 38 WOAD LANE has not materially changed since July 2024.

How Large is 38 WOAD LANE?

38 WOAD LANE is 74m², which includes one extension, according to the EPC inspection conducted in March 2023. This puts it in the smallest 20% of semi-detached houses houses in Long Sutton, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Long Sutton, and where 38 WOAD LANE lies on this distribution: 19% of semi-detached houses houses are smaller than 38 WOAD LANE, and 79% of houses are larger. Note that EPC data is not available for all properties in Long Sutton.

38 WOAD LANE: Plot and Title Map

38 WOAD LANE sits on a plot of roughly 0.075 of an acre, or 303m². The below map shows the location of 38 WOAD 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 WOAD 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 WOAD LANE?

38 WOAD LANE is located in LONG SUTTON, in the PE12 postcode district. The below map shows the position of No. 38 on WOAD LANE.