COBWEB COTTAGE, HIGH STREET, WROOT, DONCASTER, DN9 2BT - £340,000

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

COBWEB COTTAGE is a small extended detached house of 111m², built sometime before 1900, which could now be worth an estimated £371,863. It was last sold for £340,000 in August 2021, which was around 50% above the average August 2021 detached price in the North Lincolnshire local authority area. The most recent EPC inspection was August 2019, where the current energy rating was D, and the potential energy rating was C.

COBWEB COTTAGE Sold Prices

Land registry data shows three sales for COBWEB 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 North Lincolnshire local authority area for the corresponding sale date. Two of the three COBWEB COTTAGE sales were for above the average price, whilst one was 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
2021 19 AUG	£340,000	£226,215	50% above HPI
2020 18 DEC	£200,000	£215,136	7% below HPI
2019 16 DEC	£254,500	£195,908	30% above HPI

COBWEB COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Lincolnshire local authority area over time, sourced from the HPI. The three COBWEB COTTAGE sales between December 2019 and August 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 December 2020 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the August 2021 sale, where it rises to 50% above the HPI. The line then continues to track at 50% above the HPI.

What might COBWEB COTTAGE be worth now?

COBWEB COTTAGE might now be worth an estimated £371,863.

This is based on house price inflation of 9.4%, between August 2021 and February 2025, for detached houses, in the North Lincolnshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 9.4% inflationary increase is applied to the most recent sale price for COBWEB COTTAGE of £340,000 on 19th August 2021. For the value to have increased from £340,000 to £371,863 over the four years and six months to February 2025, the following assumptions must hold true:

• The value of COBWEB COTTAGE has moved in line with the HPI for detached houses in the North Lincolnshire local authority area.
• The August 2021 sale price of £340,000 represented a fair market value for the property.
• The size, condition, and specification of COBWEB COTTAGE has not materially changed since August 2021.

How Large is COBWEB COTTAGE?

COBWEB COTTAGE is 111m², which includes two extensions, according to the EPC inspection conducted in August 2019. This puts it in the smallest 30% of detached houses houses in Wroot, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wroot, and where COBWEB COTTAGE lies on this distribution: 23% of detached houses houses are smaller than COBWEB COTTAGE, and 77% of houses are larger. Note that EPC data is not available for all properties in Wroot.

COBWEB COTTAGE: Plot and Title Map

COBWEB COTTAGE sits on a plot of roughly 0.211 of an acre, or 853m². The below map shows the location of COBWEB 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 COBWEB 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 COBWEB COTTAGE?

COBWEB COTTAGE is located on HIGH STREET in WROOT, in the DN9 postcode district. The below map shows the position of COBWEB COTTAGE on HIGH STREET.