BIRDS COTTAGE, SWAMP LANE, ROYDON, DISS, IP22 5FY - £165,050

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

BIRDS COTTAGE is a midsized extended detached house of 101m², built sometime before 1900, which could now be worth an estimated £295,451. It was last sold for £165,050 in May 2006, which was around 32% below the average May 2006 detached price in the South Norfolk local authority area. The most recent EPC inspection was April 2023, where the current energy rating was D, and the potential energy rating was B.

BIRDS COTTAGE Sold Prices

Land registry data shows two sales for BIRDS COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the South Norfolk local authority area for the corresponding sale date. Both of the two BIRDS COTTAGE sales were for below 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
2006 5 MAY	£165,050	£240,984	32% below HPI
2002 15 NOV	£139,950	£175,507	20% below HPI

BIRDS COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Norfolk local authority area over time, sourced from the HPI. The two BIRDS COTTAGE sales from November 2002 and May 2006 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 2002 sale was for 20% below the HPI. So the extrapolation line tracks at 20% below the HPI over time, until the May 2006 sale, where it falls to 32% below the HPI. The line then continues to track at 32% below the HPI.

What might BIRDS COTTAGE be worth now?

BIRDS COTTAGE might now be worth an estimated £295,451.

This is based on house price inflation of 79%, between May 2006 and December 2024, for detached houses, in the South Norfolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 79% inflationary increase is applied to the most recent sale price for BIRDS COTTAGE of £165,050 on 5th May 2006. For the value to have increased from £165,050 to £295,451 over the seventeen years and five months to December 2024, the following assumptions must hold true:

• The value of BIRDS COTTAGE has moved in line with the HPI for detached houses in the South Norfolk local authority area.
• The May 2006 sale price of £165,050 represented a fair market value for the property.
• The size, condition, and specification of BIRDS COTTAGE has not materially changed since May 2006.

How Large is BIRDS COTTAGE?

BIRDS COTTAGE is 101m², which includes one extension, according to the EPC inspection conducted in April 2023. This puts it in the largest 50% of detached houses houses in Roydon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Roydon, and where BIRDS COTTAGE lies on this distribution: 59% of detached houses houses are smaller than BIRDS COTTAGE, and 41% of houses are larger. Note that EPC data is not available for all properties in Roydon.

BIRDS COTTAGE: Plot and Title Map

BIRDS COTTAGE sits on a plot of roughly 0.104 of an acre, or 420m². The below map shows the location of BIRDS 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 BIRDS 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 BIRDS COTTAGE?

BIRDS COTTAGE is located on SWAMP LANE in ROYDON, in the IP22 postcode district. The below map shows the position of BIRDS COTTAGE on SWAMP LANE.