BARN END, BRACKEN CLOSE, WOKING, GU22 7HD - £1,430,000

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

BARN END is a large extended detached house of 187m², built sometime between 1930 and 1949, which could now be worth an estimated £1,435,120. It was last sold for £1,430,000 in December 2021, which was around 55% above the average December 2021 detached price in the Woking local authority area. The most recent EPC inspection was October 2019, where the current energy rating was D, and the potential energy rating was C.

BARN END Sold Prices

Land registry data shows three sales for BARN END since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Woking local authority area for the corresponding sale date. All of the three BARN END 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
2021 15 DEC	£1,430,000	£925,353	55% above HPI
2020 5 AUG	£1,250,000	£861,331	45% above HPI
1995 1 DEC	£295,000	£166,750	77% above HPI

BARN END Price Paid vs. HPI Average

The below graph shows the average detached house price in the Woking local authority area over time, sourced from the HPI. The three BARN END sales between December 1995 and December 2021 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 2020 sale was for 45% above the HPI. So the extrapolation line tracks at 45% above the HPI over time, until the December 2021 sale, where it rises to 55% above the HPI. The line then continues to track at 55% above the HPI.

What might BARN END be worth now?

BARN END might now be worth an estimated £1,435,120.

This is based on house price inflation of 0.4%, between December 2021 and December 2024, for detached houses, in the Woking local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.4% inflationary increase is applied to the most recent sale price for BARN END of £1,430,000 on 15th December 2021. For the value to have increased from £1,430,000 to £1,435,120 over the three years to December 2024, the following assumptions must hold true:

• The value of BARN END has moved in line with the HPI for detached houses in the Woking local authority area.
• The December 2021 sale price of £1,430,000 represented a fair market value for the property.
• The size, condition, and specification of BARN END has not materially changed since December 2021.

How Large is BARN END?

BARN END is 187m², which includes two extensions, according to the EPC inspection conducted in October 2019. This puts it in the largest 30% of detached houses houses in Woking, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woking, and where BARN END lies on this distribution: 77% of detached houses houses are smaller than BARN END, and 23% of houses are larger. Note that EPC data is not available for all properties in Woking.

BARN END: Plot and Title Map

BARN END sits on a plot of roughly 0.424 of an acre, or 1,715m². The below map shows the location of BARN END, 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 BARN END). 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 BARN END?

BARN END is located on BRACKEN CLOSE in WOKING, in the GU22 postcode district. The below map shows the position of BARN END on BRACKEN CLOSE.