8, OBSERVATORY FIELD, WINSCOMBE, BS25 1LL - £415,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

8 OBSERVATORY FIELD is a large detached house of 143m², built sometime between 1996 and 2002. It was last sold for £415,000 in December 2009, which was around 55% above the average December 2009 detached price in the North Somerset local authority area. The most recent EPC inspection was July 2009, where the current energy rating was D, and the potential energy rating was C.

8 OBSERVATORY FIELD Sold Prices

Land registry data shows two sales for 8 OBSERVATORY FIELD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the North Somerset local authority area for the corresponding sale date. Both of the two 8 OBSERVATORY FIELD 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
2009 11 DEC	£415,000	£267,164	55% above HPI
2002 25 OCT	£280,000	£205,439	36% above HPI

8 OBSERVATORY FIELD Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Somerset local authority area over time, sourced from the HPI. The two 8 OBSERVATORY FIELD sales from October 2002 and December 2009 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 October 2002 sale was for 36% above the HPI. So the extrapolation line tracks at 36% above the HPI over time, until the December 2009 sale, where it rises to 55% above the HPI. The line then continues to track at 55% above the HPI.

How Large is 8 OBSERVATORY FIELD?

8 OBSERVATORY FIELD is 143m² according to the EPC inspection conducted in July 2009. This puts it in the largest 40% of detached houses in Winscombe, based on EPC data. The below chart shows the distribution of detached houses by size in Winscombe, and where 8 OBSERVATORY FIELD lies on this distribution: 65% of detached houses are smaller than 8 OBSERVATORY FIELD, and 35% of houses are larger. Note that EPC data is not available for all properties in Winscombe.

8 OBSERVATORY FIELD: Plot and Title Map

8 OBSERVATORY FIELD sits on a plot of roughly 0.345 of an acre, or 1,397m². The below map shows the location of 8 OBSERVATORY FIELD, 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 OBSERVATORY FIELD). 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 OBSERVATORY FIELD?

8 OBSERVATORY FIELD is located in WINSCOMBE, in the BS25 postcode district. The below map shows the position of No. 8 on OBSERVATORY FIELD.