BAG END COTTAGE, FOREST LANE, TADLEY, RG26 3NX - £415,000

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

BAG END COTTAGE is a small extended detached house of 104m², built sometime before 1900. It was last sold for £415,000 in February 2013, which was around 10% above the average February 2013 detached price in the Basingstoke and Deane local authority area. The most recent EPC inspection was September 2011, where the current energy rating was E, and the potential energy rating was D.

BAG END COTTAGE Sold Prices

Land registry data shows three sales for BAG END COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Basingstoke and Deane local authority area for the corresponding sale date. All of the three BAG END COTTAGE 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
2013 27 FEB	£415,000	£377,314	10% above HPI
2004 2 AUG	£392,000	£327,051	20% above HPI
1999 1 SEP	£235,000	£195,039	20% above HPI

BAG END COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Basingstoke and Deane local authority area over time, sourced from the HPI. The three BAG END COTTAGE sales between September 1999 and February 2013 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 August 2004 sale was for 20% above the HPI. So the extrapolation line tracks at 20% above the HPI over time, until the February 2013 sale, where it falls to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might BAG END COTTAGE be worth now?

BAG END COTTAGE might now be worth an estimated £697,555.

This is based on house price inflation of 68.1%, between February 2013 and December 2024, for detached houses, in the Basingstoke and Deane local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 68.1% inflationary increase is applied to the most recent sale price for BAG END COTTAGE of £415,000 on 27th February 2013. For the value to have increased from £415,000 to £697,555 over the ten years and two months to December 2024, the following assumptions must hold true:

• The value of BAG END COTTAGE has moved in line with the HPI for detached houses in the Basingstoke and Deane local authority area.
• The February 2013 sale price of £415,000 represented a fair market value for the property.
• The size, condition, and specification of BAG END COTTAGE has not materially changed since February 2013.

How Large is BAG END COTTAGE?

BAG END COTTAGE is 104m², which includes one extension, according to the EPC inspection conducted in September 2011. This puts it in the smallest 40% of detached houses houses in Tadley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Tadley, and where BAG END COTTAGE lies on this distribution: 35% of detached houses houses are smaller than BAG END COTTAGE, and 65% of houses are larger. Note that EPC data is not available for all properties in Tadley.

BAG END COTTAGE: Plot and Title Map

BAG END COTTAGE sits on a plot of roughly 0.428 of an acre, or 1,733m². The below map shows the location of BAG END COTTAGE, 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 BAG END COTTAGE). 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 BAG END COTTAGE?

BAG END COTTAGE is located on FOREST LANE in TADLEY, in the RG26 postcode district. The below map shows the position of BAG END COTTAGE on FOREST LANE.