DUCK END COTTAGE, DUCK END LANE, SUTTON, WITNEY, OX29 5RH - £480,000

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

DUCK END COTTAGE is a very small detached house of 85m², built sometime before 1900, which could now be worth an estimated £584,093. It was last sold for £480,000 in May 2021, which was around 10% below the average May 2021 detached price in the West Oxfordshire local authority area. The most recent EPC inspection was March 2020, where the current energy rating was F, and the potential energy rating was E.

DUCK END COTTAGE Sold Prices

Land registry data shows two sales for DUCK END 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 West Oxfordshire local authority area for the corresponding sale date. Both of the two DUCK END 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
2021 5 MAY	£480,000	£532,946	10% below HPI
2012 25 MAY	£345,000	£401,954	14% below HPI

DUCK END COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Oxfordshire local authority area over time, sourced from the HPI. The two DUCK END COTTAGE sales from May 2012 and May 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 May 2012 sale was for 14% below the HPI. So the extrapolation line tracks at 14% below the HPI over time, until the May 2021 sale, where it rises to 10% below the HPI. The line then continues to track at 10% below the HPI.

What might DUCK END COTTAGE be worth now?

DUCK END COTTAGE might now be worth an estimated £584,093.

This is based on house price inflation of 21.7%, between May 2021 and December 2024, for detached houses, in the West Oxfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.7% inflationary increase is applied to the most recent sale price for DUCK END COTTAGE of £480,000 on 5th May 2021. For the value to have increased from £480,000 to £584,093 over the two years and five months to December 2024, the following assumptions must hold true:

• The value of DUCK END COTTAGE has moved in line with the HPI for detached houses in the West Oxfordshire local authority area.
• The May 2021 sale price of £480,000 represented a fair market value for the property.
• The size, condition, and specification of DUCK END COTTAGE has not materially changed since May 2021.

How Large is DUCK END COTTAGE?

DUCK END COTTAGE is 85m² according to the EPC inspection conducted in March 2020. This puts it in the smallest 10% of detached houses houses in Sutton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Sutton, and where DUCK END COTTAGE lies on this distribution: 3% of detached houses houses are smaller than DUCK END COTTAGE, and 97% of houses are larger. Note that EPC data is not available for all properties in Sutton.

DUCK END COTTAGE: Plot and Title Map

DUCK END COTTAGE sits on a plot of roughly 0.221 of an acre, or 894m². The below map shows the location of DUCK END 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 DUCK END 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 DUCK END COTTAGE?

DUCK END COTTAGE is located on DUCK END LANE in SUTTON, in the OX29 postcode district. The below map shows the position of DUCK END COTTAGE on DUCK END LANE.