8, BLACKSMITHS WAY, ELMSWELL, BURY ST EDMUNDS, IP30 9GH - £265,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

8 BLACKSMITHS WAY is a large extended semi-detached house of 138m², built sometime between 2003 and 2006, which could now be worth an estimated £343,790. It was last sold for £265,000 in October 2016, which was around 21% above the average October 2016 semi-detached price in the Mid Suffolk local authority area. The most recent EPC inspection was September 2022, where the current energy rating was C, and the potential energy rating was B.

8 BLACKSMITHS WAY Sold Prices

Land registry data shows three sales for 8 BLACKSMITHS WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Mid Suffolk local authority area for the corresponding sale date. All of the three 8 BLACKSMITHS WAY sales were for above 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
2016 31 OCT	£265,000	£219,325	21% above HPI
2014 12 SEP	£245,000	£186,241	32% above HPI
2008 7 MAR	£230,000	£176,356	30% above HPI

8 BLACKSMITHS WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Mid Suffolk local authority area over time, sourced from the HPI. The three 8 BLACKSMITHS WAY sales between March 2008 and October 2016 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 2014 sale was for 32% above the HPI. So the extrapolation line tracks at 32% above the HPI over time, until the October 2016 sale, where it falls to 21% above the HPI. The line then continues to track at 21% above the HPI.

What might 8 BLACKSMITHS WAY be worth now?

8 BLACKSMITHS WAY might now be worth an estimated £343,790.

This is based on house price inflation of 29.7%, between October 2016 and February 2025, for semi-detached houses, in the Mid Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 29.7% inflationary increase is applied to the most recent sale price for 8 BLACKSMITHS WAY of £265,000 on 31st October 2016. For the value to have increased from £265,000 to £343,790 over the nine years and eight months to February 2025, the following assumptions must hold true:

• The value of 8 BLACKSMITHS WAY has moved in line with the HPI for semi-detached houses in the Mid Suffolk local authority area.
• The October 2016 sale price of £265,000 represented a fair market value for the property.
• The size, condition, and specification of 8 BLACKSMITHS WAY has not materially changed since October 2016.

How Large is 8 BLACKSMITHS WAY?

8 BLACKSMITHS WAY is 138m², which includes two extensions, according to the EPC inspection conducted in September 2022. This puts it in the largest 30% of semi-detached houses houses in Elmswell, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Elmswell, and where 8 BLACKSMITHS WAY lies on this distribution: 74% of semi-detached houses houses are smaller than 8 BLACKSMITHS WAY, and 26% of houses are larger. Note that EPC data is not available for all properties in Elmswell.

8 BLACKSMITHS WAY: Plot and Title Map

8 BLACKSMITHS WAY sits on a plot of roughly 0.047 of an acre, or 191m². The below map shows the location of 8 BLACKSMITHS 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 8 BLACKSMITHS 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 8 BLACKSMITHS WAY?

8 BLACKSMITHS WAY is located in ELMSWELL, in the IP30 postcode district. The below map shows the position of No. 8 on BLACKSMITHS WAY.