4, CREEDS FARM YARD, EPPING, CM16 5HE - £450,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

4 CREEDS FARM YARD is a very small detached house of 72m², built sometime before 1900. It was last sold for £450,000 in August 2019, which was around 48% below the average August 2019 detached price in the Epping Forest local authority area. The most recent EPC inspection was October 2019, where the current energy rating was E, and the potential energy rating was B.

4 CREEDS FARM YARD Sold Prices

Land registry data shows three sales for 4 CREEDS FARM YARD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the three 4 CREEDS FARM YARD 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
2019 19 AUG	£450,000	£858,401	48% below HPI
2008 14 MAY	£345,000	£569,529	39% below HPI
2005 12 DEC	£285,000	£447,264	36% below HPI

4 CREEDS FARM YARD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three 4 CREEDS FARM YARD sales between December 2005 and August 2019 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 May 2008 sale was for 39% below the HPI. So the extrapolation line tracks at 39% below the HPI over time, until the August 2019 sale, where it falls to 48% below the HPI. The line then continues to track at 48% below the HPI.

How Large is 4 CREEDS FARM YARD?

4 CREEDS FARM YARD is 72m² according to the EPC inspection conducted in October 2019. This puts it in the smallest 10% of detached houses in Epping, based on EPC data. The below chart shows the distribution of detached houses by size in Epping, and where 4 CREEDS FARM YARD lies on this distribution: 3% of detached houses are smaller than 4 CREEDS FARM YARD, and 96% of houses are larger. Note that EPC data is not available for all properties in Epping.

4 CREEDS FARM YARD: Plot and Title Map

4 CREEDS FARM YARD sits on a plot of roughly 0.045 of an acre, or 181m². The below map shows the location of 4 CREEDS FARM YARD, 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 CREEDS FARM YARD). 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 CREEDS FARM YARD?

4 CREEDS FARM YARD is located in EPPING, in the CM16 postcode district. The below map shows the position of No. 4 on CREEDS FARM YARD.