40, WATSON WAY, ALDERTON, WOODBRIDGE, IP12 3BZ - £220,000

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

40 WATSON WAY is a very small semi-detached house of 83m², built sometime between 1950 and 1966, which could now be worth an estimated £272,216. It was last sold for £220,000 in February 2020, which was around 2% below the average February 2020 semi-detached price in the East Suffolk local authority area. The most recent EPC inspection was August 2019, where the current energy rating was D, and the potential energy rating was C.

40 WATSON WAY Sold Prices

Land registry data shows three sales for 40 WATSON WAY 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 East Suffolk local authority area for the corresponding sale date. The three 40 WATSON WAY sales were a mix of below the average price, and roughly equal to 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
2020 21 FEB	£220,000	£225,523	2% below HPI
2015 14 AUG	£190,000	£189,800	Close to HPI
2009 23 OCT	£125,000	£153,523	19% below HPI

40 WATSON WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the East Suffolk local authority area over time, sourced from the HPI. The three 40 WATSON WAY sales between October 2009 and February 2020 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 August 2015 sale roughly matched the HPI. So the extrapolation line tracks roughly in line with the HPI over time, until the February 2020 sale, where it falls to 2% below the HPI. The line then continues to track at 2% below the HPI.

What might 40 WATSON WAY be worth now?

40 WATSON WAY might now be worth an estimated £272,216.

This is based on house price inflation of 23.7%, between February 2020 and February 2025, for semi-detached houses, in the East Suffolk 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 40 WATSON WAY of £220,000 on 21st February 2020. For the value to have increased from £220,000 to £272,216 over the five years to February 2025, the following assumptions must hold true:

• The value of 40 WATSON WAY has moved in line with the HPI for semi-detached houses in the East Suffolk local authority area.
• The February 2020 sale price of £220,000 represented a fair market value for the property.
• The size, condition, and specification of 40 WATSON WAY has not materially changed since February 2020.

How Large is 40 WATSON WAY?

40 WATSON WAY is 83m² according to the EPC inspection conducted in August 2019. This puts it in the smallest 10% of semi-detached houses houses in Alderton, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Alderton, and where 40 WATSON WAY lies on this distribution: 7% of semi-detached houses houses are smaller than 40 WATSON WAY, and 93% of houses are larger. Note that EPC data is not available for all properties in Alderton.

40 WATSON WAY: Plot and Title Map

40 WATSON WAY sits on a plot of roughly 0.057 of an acre, or 231m². The below map shows the location of 40 WATSON WAY, 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 40 WATSON WAY). 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 40 WATSON WAY?

40 WATSON WAY is located in ALDERTON, in the IP12 postcode district. The below map shows the position of No. 40 on WATSON WAY.