COMMON EDGE, FARNHAM ROAD, SNAPE, SAXMUNDHAM, IP17 1QW - £465,000

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

COMMON EDGE is a large extended detached house of 172m², built sometime between 1900 and 1929, which could now be worth an estimated £587,608. It was last sold for £465,000 in April 2017, which was around 39% above the average April 2017 detached price in the East Suffolk local authority area. The most recent EPC inspection was April 2014, where the current energy rating was D, and the potential energy rating was B.

COMMON EDGE Sold Prices

Land registry data shows two sales for COMMON EDGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. One of the two COMMON EDGE sales was for above the average price, whilst the other 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
2017 5 APR	£465,000	£334,775	39% above HPI
2011 9 FEB	£235,000	£247,766	5% below HPI

COMMON EDGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The two COMMON EDGE sales from February 2011 and April 2017 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 February 2011 sale was for 5% below the HPI. So the extrapolation line tracks at 5% below the HPI over time, until the April 2017 sale, where it rises to 39% above the HPI. The line then continues to track at 39% above the HPI.

What might COMMON EDGE be worth now?

COMMON EDGE might now be worth an estimated £587,608.

This is based on house price inflation of 26.4%, between April 2017 and February 2025, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 26.4% inflationary increase is applied to the most recent sale price for COMMON EDGE of £465,000 on 5th April 2017. For the value to have increased from £465,000 to £587,608 over the eight years and two months to February 2025, the following assumptions must hold true:

• The value of COMMON EDGE has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The April 2017 sale price of £465,000 represented a fair market value for the property.
• The size, condition, and specification of COMMON EDGE has not materially changed since April 2017.

How Large is COMMON EDGE?

COMMON EDGE is 172m², which includes one extension, according to the EPC inspection conducted in April 2014. This puts it in the largest 30% of detached houses houses in Snape, based on EPC data. The below chart shows the distribution of detached houses houses by size in Snape, and where COMMON EDGE lies on this distribution: 75% of detached houses houses are smaller than COMMON EDGE, and 25% of houses are larger. Note that EPC data is not available for all properties in Snape.

COMMON EDGE: Plot and Title Map

COMMON EDGE sits on a plot of roughly 0.604 of an acre, or 2,443m². The below map shows the location of COMMON EDGE, 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 COMMON EDGE). 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 COMMON EDGE?

COMMON EDGE is located on FARNHAM ROAD in SNAPE, in the IP17 postcode district. The below map shows the position of COMMON EDGE on FARNHAM ROAD.