BAKERY COTTAGE, CHASES LANE, FRISTON, SAXMUNDHAM, IP17 1PJ - £700,000

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

BAKERY COTTAGE is a very large extended detached house of 193m², built sometime before 1900, which could now be worth an estimated £686,645. It was last sold for £700,000 in March 2023, which was around 62% above the average March 2023 detached price in the East Suffolk local authority area. The most recent EPC inspection was June 2021, where the current energy rating was E, and the potential energy rating was C.

BAKERY COTTAGE Sold Prices

Land registry data shows five sales for BAKERY COTTAGE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. All of the five BAKERY 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
2023 31 MAR	£700,000	£431,274	62% above HPI
2023 27 JAN	£650,400	£441,294	47% above HPI
2014 26 SEP	£575,000	£282,948	103% above HPI
2005 18 NOV	£415,000	£226,690	83% above HPI
2003 20 MAY	£250,000	£184,177	36% above HPI

BAKERY COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The five BAKERY COTTAGE sales between May 2003 and March 2023 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 January 2023 sale was for 47% above the HPI. So the extrapolation line tracks at 47% above the HPI over time, until the March 2023 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

What might BAKERY COTTAGE be worth now?

BAKERY COTTAGE might now be worth an estimated £686,645.

This is based on house price deflation of 1.9%, between March 2023 and February 2025, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.9% deflationary decrease is applied to the most recent sale price for BAKERY COTTAGE of £700,000 on 31st March 2023. For the value to have decreased from £700,000 to £686,645 over the two years and one month to February 2025, the following assumptions must hold true:

• The value of BAKERY COTTAGE has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The March 2023 sale price of £700,000 represented a fair market value for the property.
• The size, condition, and specification of BAKERY COTTAGE has not materially changed since March 2023.

How Large is BAKERY COTTAGE?

BAKERY COTTAGE is 193m², which includes two extensions, according to the EPC inspection conducted in June 2021. This puts it in the largest 10% of detached houses houses in Friston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Friston, and where BAKERY COTTAGE lies on this distribution: 91% of detached houses houses are smaller than BAKERY COTTAGE, and 9% of houses are larger. Note that EPC data is not available for all properties in Friston.

BAKERY COTTAGE: Plot and Title Map

BAKERY COTTAGE sits on a plot of roughly 0.362 of an acre, or 1,465m². The below map shows the location of BAKERY 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 BAKERY 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 BAKERY COTTAGE?

BAKERY COTTAGE is located on CHASES LANE in FRISTON, in the IP17 postcode district. The below map shows the position of BAKERY COTTAGE on CHASES LANE.