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

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

CROSS TREES is a very large extended detached house of 333m², built sometime between 2003 and 2006. It was last sold for £2,350,000 in May 2024, which was around 141% 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	£973,173	141% above HPI
2007 17 JAN	£281,439	£491,248	43% below HPI
2002 28 JUN	£657,500	£365,374	80% above HPI
1998 31 JUL	£40,000	£221,469	82% below HPI
1996 28 JUN	£220,000	£164,989	33% above HPI
1995 7 APR	£156,500	£161,360	3% 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 43% below the HPI. So the extrapolation line tracks at 43% below the HPI over time, until the May 2024 sale, where it rises to 141% above the HPI. The line then continues to track at 141% above the HPI.

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 in Loughton, based on EPC data. The below chart shows the distribution of detached houses by size in Loughton, and where CROSS TREES lies on this distribution: 93% of detached 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.