6, THE COBBINS, WALTHAM ABBEY, EN9 1LH - £160,000

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

6 THE COBBINS is a large extended detached house of 146m², built sometime between 1950 and 1966, which could now be worth an estimated £342,200. It was last sold for £160,000 in May 2005, which was around 66% below the average May 2005 detached price in the Epping Forest local authority area. The most recent EPC inspection was July 2016, where the current energy rating was E, and the potential energy rating was A.

6 THE COBBINS Sold Prices

Land registry data shows two sales for 6 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 6 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
2005 17 MAY	£160,000	£467,287	66% below HPI
2000 17 MAR	£110,000	£278,812	61% below HPI

6 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 6 THE COBBINS sales from March 2000 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 March 2000 sale was for 61% below the HPI. So the extrapolation line tracks at 61% below the HPI over time, until the May 2005 sale, where it falls to 66% below the HPI. The line then continues to track at 66% below the HPI.

What might 6 THE COBBINS be worth now?

6 THE COBBINS might now be worth an estimated £342,200.

This is based on house price inflation of 113.9%, between May 2005 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 113.9% inflationary increase is applied to the most recent sale price for 6 THE COBBINS of £160,000 on 17th May 2005. For the value to have increased from £160,000 to £342,200 over the eighteen years and five months to December 2024, the following assumptions must hold true:

• The value of 6 THE COBBINS has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The May 2005 sale price of £160,000 represented a fair market value for the property.
• The size, condition, and specification of 6 THE COBBINS has not materially changed since May 2005.

How Large is 6 THE COBBINS?

6 THE COBBINS is 146m², which includes one extension, according to the EPC inspection conducted in July 2016. This puts it in the largest 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 6 THE COBBINS lies on this distribution: 73% of detached houses houses are smaller than 6 THE COBBINS, and 27% of houses are larger. Note that EPC data is not available for all properties in Waltham Abbey.

6 THE COBBINS: Plot and Title Map

6 THE COBBINS sits on a plot of roughly 0.131 of an acre, or 529m². The below map shows the location of 6 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 6 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 6 THE COBBINS?

6 THE COBBINS is located in WALTHAM ABBEY, in the EN9 postcode district. The below map shows the position of No. 6 on THE COBBINS.