428, CLIPSLEY LANE, HAYDOCK, ST. HELENS, WA11 0SX - £108,500

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.

428 CLIPSLEY LANE is a midsized extended semi-detached house of 103m², built sometime between 1900 and 1929, which could now be worth an estimated £177,137. It was last sold for £108,500 in May 2005, which was about the average May 2005 semi-detached price in the St Helens local authority area. The most recent EPC inspection was May 2025, where the current energy rating was D, and the potential energy rating was C.

428 CLIPSLEY LANE Sold Prices

Land registry data shows three sales for 428 CLIPSLEY 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 St Helens local authority area for the corresponding sale date. The three 428 CLIPSLEY LANE sales were a mix of roughly equal to the average price, above 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
2005 17 MAY	£108,500	£108,967	Close to HPI
2004 18 JUN	£72,500	£99,053	27% below HPI
1997 13 JUN	£46,000	£41,765	10% above HPI

428 CLIPSLEY LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the St Helens local authority area over time, sourced from the HPI. The three 428 CLIPSLEY LANE sales between June 1997 and May 2005 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 June 2004 sale was for 27% below the HPI. So the extrapolation line tracks at 27% below the HPI over time, until the May 2005 sale, where it rises to roughly the same level as the HPI. The line then continues to track in line with the HPI.

What might 428 CLIPSLEY LANE be worth now?

428 CLIPSLEY LANE might now be worth an estimated £177,137.

This is based on house price inflation of 63.3%, between May 2005 and June 2025, for semi-detached houses, in the St Helens local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 63.3% inflationary increase is applied to the most recent sale price for 428 CLIPSLEY LANE of £108,500 on 17th May 2005. For the value to have increased from £108,500 to £177,137 over the nineteen years and eleven months to June 2025, the following assumptions must hold true:

• The value of 428 CLIPSLEY LANE has moved in line with the HPI for semi-detached houses in the St Helens local authority area.
• The May 2005 sale price of £108,500 represented a fair market value for the property.
• The size, condition, and specification of 428 CLIPSLEY LANE has not materially changed since May 2005.

How Large is 428 CLIPSLEY LANE?

428 CLIPSLEY LANE is 103m², which includes three extensions, according to the EPC inspection conducted in May 2025. This puts it in the smallest 50% of semi-detached houses houses in Haydock, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Haydock, and where 428 CLIPSLEY LANE lies on this distribution: 48% of semi-detached houses houses are smaller than 428 CLIPSLEY LANE, and 51% of houses are larger. Note that EPC data is not available for all properties in Haydock.

428 CLIPSLEY LANE: Plot and Title Map

428 CLIPSLEY LANE sits on a plot of roughly 0.934 of an acre, or 3,781m². The below map shows the location of 428 CLIPSLEY 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 428 CLIPSLEY 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 428 CLIPSLEY LANE?

428 CLIPSLEY LANE is located in HAYDOCK, in the WA11 postcode district. The below map shows the position of No. 428 on CLIPSLEY LANE.