HARDINGS COTTAGE, SHARPSTONE, FRESHFORD, BATH, BA2 7UA - £405,500

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.

HARDINGS COTTAGE is a very small extended detached house of 54m², built sometime before 1900, which could now be worth an estimated £390,802. It was last sold for £405,500 in November 2022, which was around 44% below the average November 2022 detached price in the Bath and North East Somerset local authority area. The most recent EPC inspection was April 2022, where the current energy rating was D, and the potential energy rating was B.

HARDINGS COTTAGE Sold Prices

Land registry data shows three sales for HARDINGS COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Bath and North East Somerset local authority area for the corresponding sale date. All of the three HARDINGS 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
2022 4 NOV	£405,500	£730,214	44% below HPI
2017 26 MAY	£272,000	£536,123	49% below HPI
2000 31 MAR	£125,000	£184,295	32% below HPI

HARDINGS COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Bath and North East Somerset local authority area over time, sourced from the HPI. The three HARDINGS COTTAGE sales between March 2000 and November 2022 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 2017 sale was for 49% below the HPI. So the extrapolation line tracks at 49% below the HPI over time, until the November 2022 sale, where it rises to 44% below the HPI. The line then continues to track at 44% below the HPI.

What might HARDINGS COTTAGE be worth now?

HARDINGS COTTAGE might now be worth an estimated £390,802.

This is based on house price deflation of 3.6%, between November 2022 and February 2025, for detached houses, in the Bath and North East Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.6% deflationary decrease is applied to the most recent sale price for HARDINGS COTTAGE of £405,500 on 4th November 2022. For the value to have decreased from £405,500 to £390,802 over the three years and nine months to February 2025, the following assumptions must hold true:

• The value of HARDINGS COTTAGE has moved in line with the HPI for detached houses in the Bath and North East Somerset local authority area.
• The November 2022 sale price of £405,500 represented a fair market value for the property.
• The size, condition, and specification of HARDINGS COTTAGE has not materially changed since November 2022.

How Large is HARDINGS COTTAGE?

HARDINGS COTTAGE is 54m², which includes one extension, according to the EPC inspection conducted in April 2022. This puts it in the smallest 10% of detached houses houses in Freshford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Freshford, and where HARDINGS COTTAGE lies on this distribution: Less than 1% of detached houses houses are smaller than HARDINGS COTTAGE, and more than 99% of houses are larger. Note that EPC data is not available for all properties in Freshford.

HARDINGS COTTAGE: Plot and Title Map

HARDINGS COTTAGE sits on a plot of roughly 0.024 of an acre, or 98m². The below map shows the location of HARDINGS 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 HARDINGS 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 HARDINGS COTTAGE?

HARDINGS COTTAGE is located on SHARPSTONE in FRESHFORD, in the BA2 postcode district. The below map shows the position of HARDINGS COTTAGE on SHARPSTONE.