46B, WEST END, HADDENHAM, ELY, CB6 3TE - £680,000

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

46B WEST END is a very large detached house of 190m², which could now be worth an estimated £770,488. It was last sold for £680,000 in May 2022, which was around 55% above the average May 2022 detached price in the East Cambridgeshire local authority area. The most recent EPC inspection was July 2013, where the current energy rating was C, and the potential energy rating was C.

46B WEST END Sold Prices

Land registry data shows two sales for 46B WEST END since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Cambridgeshire local authority area for the corresponding sale date. One of the two 46B WEST END sales was for above the average price, whilst the other was 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 27 MAY	£680,000	£438,781	55% above HPI
1998 20 FEB	£64,000	£98,327	35% below HPI

46B WEST END Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Cambridgeshire local authority area over time, sourced from the HPI. The two 46B WEST END sales from February 1998 and May 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 February 1998 sale was for 35% below the HPI. So the extrapolation line tracks at 35% below the HPI over time, until the May 2022 sale, where it rises to 55% above the HPI. The line then continues to track at 55% above the HPI.

What might 46B WEST END be worth now?

46B WEST END might now be worth an estimated £770,488.

This is based on house price inflation of 13.3%, between May 2022 and February 2025, for detached houses, in the East Cambridgeshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.3% inflationary increase is applied to the most recent sale price for 46B WEST END of £680,000 on 27th May 2022. For the value to have increased from £680,000 to £770,488 over the three years and three months to February 2025, the following assumptions must hold true:

• The value of 46B WEST END has moved in line with the HPI for detached houses in the East Cambridgeshire local authority area.
• The May 2022 sale price of £680,000 represented a fair market value for the property.
• The size, condition, and specification of 46B WEST END has not materially changed since May 2022.

How Large is 46B WEST END?

46B WEST END is 190m² according to the EPC inspection conducted in July 2013. This puts it in the largest 20% of detached houses houses in Haddenham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Haddenham, and where 46B WEST END lies on this distribution: 86% of detached houses houses are smaller than 46B WEST END, and 14% of houses are larger. Note that EPC data is not available for all properties in Haddenham.

46B WEST END: Plot and Title Map

46B WEST END sits on a plot of roughly 0.342 of an acre, or 1,383m². The below map shows the location of 46B WEST END, 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 46B WEST END). 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 46B WEST END?

46B WEST END is located in HADDENHAM, in the CB6 postcode district. The below map shows the position of No. 46B on WEST END.