CROSS TREES, NURSERY ROAD, LOUGHTON, IG10 4RJ - £2,350,000

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.

CROSS TREES is a very large extended detached house of 333m², built sometime between 2003 and 2006, which could now be worth an estimated £2,439,925. It was last sold for £2,350,000 in May 2024, which was around 135% above the average May 2024 detached price in the Epping Forest local authority area. The most recent EPC inspection was May 2022, where the current energy rating was C, and the potential energy rating was B.

CROSS TREES Sold Prices

Land registry data shows six sales for CROSS TREES since 1^st January 1995. The below table shows the price paid for the six sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. three of the six CROSS TREES sales were for above the average price, and six 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 16 MAY	£2,350,000	£1,000,630	135% above HPI
2007 17 JAN	£281,439	£512,897	45% below HPI
2002 28 JUN	£657,500	£381,476	72% above HPI
1998 31 JUL	£40,000	£231,229	83% below HPI
1996 28 JUN	£220,000	£172,260	28% above HPI
1995 7 APR	£156,500	£168,471	7% below HPI

CROSS TREES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The six CROSS TREES sales between April 1995 and May 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 2007 sale was for 45% below the HPI. So the extrapolation line tracks at 45% below the HPI over time, until the May 2024 sale, where it rises to 135% above the HPI. The line then continues to track at 135% above the HPI.

What might CROSS TREES be worth now?

CROSS TREES might now be worth an estimated £2,439,925.

This is based on house price inflation of 3.8%, between May 2024 and February 2025, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.8% inflationary increase is applied to the most recent sale price for CROSS TREES of £2,350,000 on 16th May 2024. For the value to have increased from £2,350,000 to £2,439,925 over the one year and three months to February 2025, the following assumptions must hold true:

• The value of CROSS TREES has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The May 2024 sale price of £2,350,000 represented a fair market value for the property.
• The size, condition, and specification of CROSS TREES has not materially changed since May 2024.

How Large is CROSS TREES?

CROSS TREES is 333m², which includes two extensions, according to the EPC inspection conducted in May 2022. This puts it in the largest 10% of detached houses houses in Loughton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Loughton, and where CROSS TREES lies on this distribution: 93% of detached houses houses are smaller than CROSS TREES, and 7% of houses are larger. Note that EPC data is not available for all properties in Loughton.

CROSS TREES: Plot and Title Map

CROSS TREES sits on a plot of roughly 0.203 of an acre, or 823m². The below map shows the location of CROSS TREES, 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 CROSS TREES). 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 CROSS TREES?

CROSS TREES is located on NURSERY ROAD in LOUGHTON, in the IG10 postcode district. The below map shows the position of CROSS TREES on NURSERY ROAD.