44C, HAILES WOOD, ELSENHAM, BISHOP'S STORTFORD, CM22 6DQ - £428,000

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

44C HAILES WOOD is a very small semi-detached house of 87m², which could now be worth an estimated £421,194. It was last sold for £428,000 in July 2022, which was around 1% below the average July 2022 semi-detached price in the Uttlesford local authority area. The most recent EPC inspection was August 2016, where the current energy rating was B, and the potential energy rating was A.

44C HAILES WOOD Sold Prices

Land registry data shows two sales for 44C HAILES WOOD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Uttlesford local authority area for the corresponding sale date. Both of the two 44C HAILES WOOD 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
2022 15 JUL	£428,000	£431,831	1% below HPI
2016 31 AUG	£340,000	£352,352	4% below HPI

44C HAILES WOOD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Uttlesford local authority area over time, sourced from the HPI. The two 44C HAILES WOOD sales from August 2016 and July 2022 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 2016 sale was for 4% below the HPI. So the extrapolation line tracks at 4% below the HPI over time, until the July 2022 sale, where it rises to 1% below the HPI. The line then continues to track at 1% below the HPI.

What might 44C HAILES WOOD be worth now?

44C HAILES WOOD might now be worth an estimated £421,194.

This is based on house price deflation of 1.6%, between July 2022 and December 2024, for semi-detached houses, in the Uttlesford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.6% deflationary decrease is applied to the most recent sale price for 44C HAILES WOOD of £428,000 on 15th July 2022. For the value to have decreased from £428,000 to £421,194 over the one year and seven months to December 2024, the following assumptions must hold true:

• The value of 44C HAILES WOOD has moved in line with the HPI for semi-detached houses in the Uttlesford local authority area.
• The July 2022 sale price of £428,000 represented a fair market value for the property.
• The size, condition, and specification of 44C HAILES WOOD has not materially changed since July 2022.

How Large is 44C HAILES WOOD?

44C HAILES WOOD is 87m² according to the EPC inspection conducted in August 2016. This puts it in the smallest 20% of semi-detached houses houses in Elsenham, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Elsenham, and where 44C HAILES WOOD lies on this distribution: 15% of semi-detached houses houses are smaller than 44C HAILES WOOD, and 82% of houses are larger. Note that EPC data is not available for all properties in Elsenham.

44C HAILES WOOD: Plot and Title Map

44C HAILES WOOD sits on a plot of roughly 0.045 of an acre, or 183m². The below map shows the location of 44C HAILES WOOD, 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 44C HAILES WOOD). 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 44C HAILES WOOD?

44C HAILES WOOD is located in ELSENHAM, in the CM22 postcode district. The below map shows the position of No. 44C on HAILES WOOD.