8, THE WILLOWS, HOWDEN, GOOLE, DN14 7GD - £340,000

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

8 THE WILLOWS is a large extended detached house of 149m², built sometime between 2003 and 2006, which could now be worth an estimated £445,192. It was last sold for £340,000 in April 2019, which was around 30% above the average April 2019 detached price in the East Riding of Yorkshire local authority area. The most recent EPC inspection was November 2018, where the current energy rating was C, and the potential energy rating was B.

8 THE WILLOWS Sold Prices

Land registry data shows two sales for 8 THE WILLOWS 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 Riding of Yorkshire local authority area for the corresponding sale date. Both of the two 8 THE WILLOWS 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
2019 12 APR	£340,000	£260,550	30% above HPI
2001 9 NOV	£129,950	£100,892	29% above HPI

8 THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Riding of Yorkshire local authority area over time, sourced from the HPI. The two 8 THE WILLOWS sales from November 2001 and April 2019 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 2001 sale was for 29% above the HPI. So the extrapolation line tracks at 29% above the HPI over time, until the April 2019 sale, where it rises to 30% above the HPI. The line then continues to track at 30% above the HPI.

What might 8 THE WILLOWS be worth now?

8 THE WILLOWS might now be worth an estimated £445,192.

This is based on house price inflation of 30.9%, between April 2019 and February 2025, for detached houses, in the East Riding of Yorkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 30.9% inflationary increase is applied to the most recent sale price for 8 THE WILLOWS of £340,000 on 12th April 2019. For the value to have increased from £340,000 to £445,192 over the six years and two months to February 2025, the following assumptions must hold true:

• The value of 8 THE WILLOWS has moved in line with the HPI for detached houses in the East Riding of Yorkshire local authority area.
• The April 2019 sale price of £340,000 represented a fair market value for the property.
• The size, condition, and specification of 8 THE WILLOWS has not materially changed since April 2019.

How Large is 8 THE WILLOWS?

8 THE WILLOWS is 149m², which includes two extensions, according to the EPC inspection conducted in November 2018. This puts it in the largest 30% of detached houses houses in Howden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Howden, and where 8 THE WILLOWS lies on this distribution: 79% of detached houses houses are smaller than 8 THE WILLOWS, and 20% of houses are larger. Note that EPC data is not available for all properties in Howden.

8 THE WILLOWS: Plot and Title Map

8 THE WILLOWS sits on a plot of roughly 0.093 of an acre, or 376m². The below map shows the location of 8 THE WILLOWS, 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 THE WILLOWS). 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 THE WILLOWS?

8 THE WILLOWS is located in HOWDEN, in the DN14 postcode district. The below map shows the position of No. 8 on THE WILLOWS.