4A, THE COBBINS, WALTHAM ABBEY, EN9 1LH - £405,000

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

4A THE COBBINS is a small detached house of 94m², which could now be worth an estimated £553,352. It was last sold for £405,000 in April 2015, which was around 45% below the average April 2015 detached price in the Epping Forest local authority area. The most recent EPC inspection was February 2014, where the current energy rating was B, and the potential energy rating was B.

4A THE COBBINS Sold Prices

Land registry data shows two sales for 4A THE COBBINS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. Both of the two 4A THE COBBINS 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
2015 2 APR	£405,000	£731,471	45% below HPI
2010 26 NOV	£291,000	£584,285	50% below HPI

4A THE COBBINS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The two 4A THE COBBINS sales from November 2010 and April 2015 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 November 2010 sale was for 50% below the HPI. So the extrapolation line tracks at 50% below the HPI over time, until the April 2015 sale, where it rises to 45% below the HPI. The line then continues to track at 45% below the HPI.

What might 4A THE COBBINS be worth now?

4A THE COBBINS might now be worth an estimated £553,352.

This is based on house price inflation of 36.6%, between April 2015 and December 2024, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 36.6% inflationary increase is applied to the most recent sale price for 4A THE COBBINS of £405,000 on 2nd April 2015. For the value to have increased from £405,000 to £553,352 over the eight years and four months to December 2024, the following assumptions must hold true:

• The value of 4A THE COBBINS has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The April 2015 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of 4A THE COBBINS has not materially changed since April 2015.

How Large is 4A THE COBBINS?

4A THE COBBINS is 94m² according to the EPC inspection conducted in February 2014. This puts it in the smallest 30% of detached houses houses in Waltham Abbey, based on EPC data. The below chart shows the distribution of detached houses houses by size in Waltham Abbey, and where 4A THE COBBINS lies on this distribution: 20% of detached houses houses are smaller than 4A THE COBBINS, and 79% of houses are larger. Note that EPC data is not available for all properties in Waltham Abbey.

4A THE COBBINS: Plot and Title Map

4A THE COBBINS sits on a plot of roughly 0.071 of an acre, or 286m². The below map shows the location of 4A THE COBBINS, 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 4A THE COBBINS). 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 4A THE COBBINS?

4A THE COBBINS is located in WALTHAM ABBEY, in the EN9 postcode district. The below map shows the position of No. 4A on THE COBBINS.