4, BERRYCROFT, SOHAM, ELY, CB7 5BL - £250,000

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.

4 BERRYCROFT is a very small extended semi-detached house of 68m², built sometime between 1900 and 1929, which could now be worth an estimated £309,277. It was last sold for £250,000 in April 2021, which was around 7% below the average April 2021 semi-detached price in the East Cambridgeshire local authority area. The most recent EPC inspection was May 2015, where the current energy rating was D, and the potential energy rating was C.

4 BERRYCROFT Sold Prices

Land registry data shows five sales for 4 BERRYCROFT since 1^st January 1995. The below table shows the price paid for the five sales, along with the average semi-detached price in the East Cambridgeshire local authority area for the corresponding sale date. Most of the five 4 BERRYCROFT 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
2021 12 APR	£250,000	£269,775	7% below HPI
2017 4 JUL	£211,000	£253,558	17% below HPI
2015 1 SEP	£187,500	£223,236	16% below HPI
2007 23 OCT	£156,000	£179,816	13% below HPI
1997 23 JUN	£58,000	£57,417	1% above HPI

4 BERRYCROFT Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the East Cambridgeshire local authority area over time, sourced from the HPI. The five 4 BERRYCROFT sales between June 1997 and April 2021 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 July 2017 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the April 2021 sale, where it rises to 7% below the HPI. The line then continues to track at 7% below the HPI.

What might 4 BERRYCROFT be worth now?

4 BERRYCROFT might now be worth an estimated £309,277.

This is based on house price inflation of 23.7%, between April 2021 and February 2025, for semi-detached houses, in the East Cambridgeshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 23.7% inflationary increase is applied to the most recent sale price for 4 BERRYCROFT of £250,000 on 12th April 2021. For the value to have increased from £250,000 to £309,277 over the four years and two months to February 2025, the following assumptions must hold true:

• The value of 4 BERRYCROFT has moved in line with the HPI for semi-detached houses in the East Cambridgeshire local authority area.
• The April 2021 sale price of £250,000 represented a fair market value for the property.
• The size, condition, and specification of 4 BERRYCROFT has not materially changed since April 2021.

How Large is 4 BERRYCROFT?

4 BERRYCROFT is 68m², which includes one extension, according to the EPC inspection conducted in May 2015. This puts it in the smallest 10% of semi-detached houses houses in Soham, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Soham, and where 4 BERRYCROFT lies on this distribution: 6% of semi-detached houses houses are smaller than 4 BERRYCROFT, and 93% of houses are larger. Note that EPC data is not available for all properties in Soham.

4 BERRYCROFT: Plot and Title Map

4 BERRYCROFT sits on a plot of roughly 0.038 of an acre, or 153m². The below map shows the location of 4 BERRYCROFT, 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 4 BERRYCROFT). 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 4 BERRYCROFT?

4 BERRYCROFT is located in SOHAM, in the CB7 postcode district. The below map shows the position of No. 4 on BERRYCROFT.