BLACK HORSE COTTAGE, WINCHESTER ROAD, SHEDFIELD, SOUTHAMPTON, SO32 2HS - £630,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

BLACK HORSE COTTAGE is a very large extended detached house of 173m², built sometime between 1976 and 1982, which could now be worth an estimated £607,922. It was last sold for £630,000 in November 2024, which was around 21% below the average November 2024 detached price in the Winchester local authority area. The most recent EPC inspection was November 2022, where the current energy rating was C, and the potential energy rating was B.

BLACK HORSE COTTAGE Sold Prices

Land registry data shows three sales for BLACK HORSE 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 Winchester local authority area for the corresponding sale date. All of the three BLACK HORSE 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
2024 13 NOV	£630,000	£798,231	21% below HPI
2015 9 JAN	£450,000	£584,760	23% below HPI
2001 24 JUL	£247,000	£278,267	11% below HPI

BLACK HORSE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Winchester local authority area over time, sourced from the HPI. The three BLACK HORSE COTTAGE sales between July 2001 and November 2024 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 2015 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the November 2024 sale, where it rises to 21% below the HPI. The line then continues to track at 21% below the HPI.

What might BLACK HORSE COTTAGE be worth now?

BLACK HORSE COTTAGE might now be worth an estimated £607,922.

This is based on house price deflation of 3.5%, between November 2024 and February 2025, for detached houses, in the Winchester local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.5% deflationary decrease is applied to the most recent sale price for BLACK HORSE COTTAGE of £630,000 on 13th November 2024. For the value to have decreased from £630,000 to £607,922 over the one year and nine months to February 2025, the following assumptions must hold true:

• The value of BLACK HORSE COTTAGE has moved in line with the HPI for detached houses in the Winchester local authority area.
• The November 2024 sale price of £630,000 represented a fair market value for the property.
• The size, condition, and specification of BLACK HORSE COTTAGE has not materially changed since November 2024.

How Large is BLACK HORSE COTTAGE?

BLACK HORSE COTTAGE is 173m², which includes two extensions, according to the EPC inspection conducted in November 2022. This puts it in the largest 20% of detached houses houses in Waltham Chase, based on EPC data. The below chart shows the distribution of detached houses houses by size in Waltham Chase, and where BLACK HORSE COTTAGE lies on this distribution: 87% of detached houses houses are smaller than BLACK HORSE COTTAGE, and 12% of houses are larger. Note that EPC data is not available for all properties in Waltham Chase.

BLACK HORSE COTTAGE: Plot and Title Map

BLACK HORSE COTTAGE sits on a plot of roughly 0.276 of an acre, or 1,118m². The below map shows the location of BLACK HORSE 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 BLACK HORSE 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 BLACK HORSE COTTAGE?

BLACK HORSE COTTAGE is located on WINCHESTER ROAD in SHEDFIELD, in the SO32 postcode district. The below map shows the position of BLACK HORSE COTTAGE on WINCHESTER ROAD.