9, BERRYCOOMBE ROAD, BODMIN, PL31 2NS - £248,000

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

9 BERRYCOOMBE ROAD is a large extended semi-detached house of 142m², built sometime between 1900 and 1929. It was last sold for £248,000 in July 2019, which was around 11% above the average July 2019 semi-detached price in the Cornwall local authority area. The most recent EPC inspection was February 2019, where the current energy rating was D, and the potential energy rating was B.

9 BERRYCOOMBE ROAD Sold Prices

Land registry data shows three sales for 9 BERRYCOOMBE ROAD 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 Cornwall local authority area for the corresponding sale date. All of the three 9 BERRYCOOMBE ROAD 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 16 JUL	£248,000	£222,562	11% above HPI
2015 22 DEC	£220,000	£201,725	9% above HPI
2002 31 OCT	£120,000	£113,062	6% above HPI

9 BERRYCOOMBE ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Cornwall local authority area over time, sourced from the HPI. The three 9 BERRYCOOMBE ROAD sales between October 2002 and July 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 December 2015 sale was for 9% above the HPI. So the extrapolation line tracks at 9% above the HPI over time, until the July 2019 sale, where it rises to 11% above the HPI. The line then continues to track at 11% above the HPI.

What might 9 BERRYCOOMBE ROAD be worth now?

9 BERRYCOOMBE ROAD might now be worth an estimated £326,899.

This is based on house price inflation of 31.8%, between July 2019 and December 2024, for semi-detached houses, in the Cornwall local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 31.8% inflationary increase is applied to the most recent sale price for 9 BERRYCOOMBE ROAD of £248,000 on 16th July 2019. For the value to have increased from £248,000 to £326,899 over the four years and seven months to December 2024, the following assumptions must hold true:

• The value of 9 BERRYCOOMBE ROAD has moved in line with the HPI for semi-detached houses in the Cornwall local authority area.
• The July 2019 sale price of £248,000 represented a fair market value for the property.
• The size, condition, and specification of 9 BERRYCOOMBE ROAD has not materially changed since July 2019.

How Large is 9 BERRYCOOMBE ROAD?

9 BERRYCOOMBE ROAD is 142m², which includes one extension, according to the EPC inspection conducted in February 2019. This puts it in the largest 30% of semi-detached houses houses in Bodmin, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Bodmin, and where 9 BERRYCOOMBE ROAD lies on this distribution: 79% of semi-detached houses houses are smaller than 9 BERRYCOOMBE ROAD, and 20% of houses are larger. Note that EPC data is not available for all properties in Bodmin.

9 BERRYCOOMBE ROAD: Plot and Title Map

9 BERRYCOOMBE ROAD sits on a plot of roughly 0.146 of an acre, or 589m². The below map shows the location of 9 BERRYCOOMBE ROAD, 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 9 BERRYCOOMBE ROAD). 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 9 BERRYCOOMBE ROAD?

9 BERRYCOOMBE ROAD is located in BODMIN, in the PL31 postcode district. The below map shows the position of No. 9 on BERRYCOOMBE ROAD.