COBBLERS COTTAGE, OCKLEY ROAD, HAWKHURST, CRANBROOK, TN18 4DZ - £214,300

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.

COBBLERS COTTAGE is a very small detached house of 88m², built sometime between 2003 and 2006, which could now be worth an estimated £362,958. It was last sold for £214,300 in February 2011, which was around 58% below the average February 2011 detached price in the Tunbridge Wells local authority area. The most recent EPC inspection was May 2020, where the current energy rating was C, and the potential energy rating was A.

COBBLERS COTTAGE Sold Prices

Land registry data shows two sales for COBBLERS 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 Tunbridge Wells local authority area for the corresponding sale date. Both of the two COBBLERS 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
2011 16 FEB	£214,300	£507,246	58% below HPI
2006 23 MAY	£225,000	£421,069	47% below HPI

COBBLERS COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tunbridge Wells local authority area over time, sourced from the HPI. The two COBBLERS COTTAGE sales from May 2006 and February 2011 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 May 2006 sale was for 47% below the HPI. So the extrapolation line tracks at 47% below the HPI over time, until the February 2011 sale, where it falls to 58% below the HPI. The line then continues to track at 58% below the HPI.

What might COBBLERS COTTAGE be worth now?

COBBLERS COTTAGE might now be worth an estimated £362,958.

This is based on house price inflation of 69.4%, between February 2011 and February 2025, for detached houses, in the Tunbridge Wells local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 69.4% inflationary increase is applied to the most recent sale price for COBBLERS COTTAGE of £214,300 on 16th February 2011. For the value to have increased from £214,300 to £362,958 over the fourteen years to February 2025, the following assumptions must hold true:

• The value of COBBLERS COTTAGE has moved in line with the HPI for detached houses in the Tunbridge Wells local authority area.
• The February 2011 sale price of £214,300 represented a fair market value for the property.
• The size, condition, and specification of COBBLERS COTTAGE has not materially changed since February 2011.

How Large is COBBLERS COTTAGE?

COBBLERS COTTAGE is 88m² according to the EPC inspection conducted in May 2020. This puts it in the smallest 20% of detached houses houses in Hawkhurst, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hawkhurst, and where COBBLERS COTTAGE lies on this distribution: 12% of detached houses houses are smaller than COBBLERS COTTAGE, and 86% of houses are larger. Note that EPC data is not available for all properties in Hawkhurst.

COBBLERS COTTAGE: Plot and Title Map

COBBLERS COTTAGE sits on a plot of roughly 0.039 of an acre, or 157m². The below map shows the location of COBBLERS 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 COBBLERS 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 COBBLERS COTTAGE?

COBBLERS COTTAGE is located on OCKLEY ROAD in HAWKHURST, in the TN18 postcode district. The below map shows the position of COBBLERS COTTAGE on OCKLEY ROAD.