45, WATSON WAY, ALDERTON, WOODBRIDGE, IP12 3BZ - £240,000

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

45 WATSON WAY is a small detached house of 113m², built sometime between 1991 and 1995, which could now be worth an estimated £292,080. It was last sold for £240,000 in March 2019, which was around 31% below the average March 2019 detached price in the East Suffolk local authority area. The most recent EPC inspection was April 2019, where the current energy rating was E, and the potential energy rating was C.

45 WATSON WAY Sold Prices

Land registry data shows three sales for 45 WATSON WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. The three 45 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
2019 5 MAR	£240,000	£347,614	31% below HPI
2004 24 SEP	£171,500	£222,224	23% below HPI
1999 5 JUL	£96,500	£96,542	Close to HPI

45 WATSON WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The three 45 WATSON WAY sales between July 1999 and March 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 September 2004 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the March 2019 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might 45 WATSON WAY be worth now?

45 WATSON WAY might now be worth an estimated £292,080.

This is based on house price inflation of 21.7%, between March 2019 and February 2025, for 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 21.7% inflationary increase is applied to the most recent sale price for 45 WATSON WAY of £240,000 on 5th March 2019. For the value to have increased from £240,000 to £292,080 over the six years and one month to February 2025, the following assumptions must hold true:

• The value of 45 WATSON WAY has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The March 2019 sale price of £240,000 represented a fair market value for the property.
• The size, condition, and specification of 45 WATSON WAY has not materially changed since March 2019.

How Large is 45 WATSON WAY?

45 WATSON WAY is 113m² according to the EPC inspection conducted in April 2019. This puts it in the smallest 20% of detached houses houses in Alderton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Alderton, and where 45 WATSON WAY lies on this distribution: 20% of detached houses houses are smaller than 45 WATSON WAY, and 80% of houses are larger. Note that EPC data is not available for all properties in Alderton.

45 WATSON WAY: Plot and Title Map

45 WATSON WAY sits on a plot of roughly 0.070 of an acre, or 285m². The below map shows the location of 45 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 45 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 45 WATSON WAY?

45 WATSON WAY is located in ALDERTON, in the IP12 postcode district. The below map shows the position of No. 45 on WATSON WAY.