FORGE COTTAGE, MAIN STREET, KIRK SMEATON, PONTEFRACT, WF8 3JZ - £300,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

FORGE COTTAGE is a small extended detached house of 113m², built sometime before 1900. It was last sold for £300,000 in June 2023, which was around 25% below the average June 2023 detached price in the North Yorkshire local authority area. The most recent EPC inspection was March 2023, where the current energy rating was E, and the potential energy rating was B.

FORGE COTTAGE Sold Prices

Land registry data shows two sales for FORGE 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 North Yorkshire local authority area for the corresponding sale date. Both of the two FORGE 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
2023 23 JUN	£300,000	£400,330	25% below HPI
1998 18 DEC	£74,000	£100,384	26% below HPI

FORGE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Yorkshire local authority area over time, sourced from the HPI. The two FORGE COTTAGE sales from December 1998 and June 2023 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 1998 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the June 2023 sale, where it rises to 25% below the HPI. The line then continues to track at 25% below the HPI.

How Large is FORGE COTTAGE?

FORGE COTTAGE is 113m², which includes one extension, according to the EPC inspection conducted in March 2023. This puts it in the smallest 40% of detached houses in Kirk Smeaton, based on EPC data. The below chart shows the distribution of detached houses by size in Kirk Smeaton, and where FORGE COTTAGE lies on this distribution: 39% of detached houses are smaller than FORGE COTTAGE, and 61% of houses are larger. Note that EPC data is not available for all properties in Kirk Smeaton.

FORGE COTTAGE: Plot and Title Map

FORGE COTTAGE sits on a plot of roughly 0.019 of an acre, or 75m². The below map shows the location of FORGE 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 FORGE 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 FORGE COTTAGE?

FORGE COTTAGE is located on MAIN STREET in KIRK SMEATON, in the WF8 postcode district. The below map shows the position of FORGE COTTAGE on MAIN STREET.