HARDYS, CRATFIELD ROAD, FRESSINGFIELD, EYE, IP21 5QD - £405,000

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

HARDYS is a very large detached house of 182m², built sometime between 1996 and 2002, which could now be worth an estimated £613,850. It was last sold for £405,000 in December 2014, which was around 35% above the average December 2014 detached price in the Mid Suffolk local authority area. The most recent EPC inspection was June 2014, where the current energy rating was D, and the potential energy rating was C.

HARDYS Sold Prices

Land registry data shows two sales for HARDYS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Mid Suffolk local authority area for the corresponding sale date. One of the two HARDYS sales was for above the average price, whilst the other was 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
2014 5 DEC	£405,000	£300,741	35% above HPI
1997 13 JUN	£33,750	£85,696	61% below HPI

HARDYS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Mid Suffolk local authority area over time, sourced from the HPI. The two HARDYS sales from June 1997 and December 2014 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 June 1997 sale was for 61% below the HPI. So the extrapolation line tracks at 61% below the HPI over time, until the December 2014 sale, where it rises to 35% above the HPI. The line then continues to track at 35% above the HPI.

What might HARDYS be worth now?

HARDYS might now be worth an estimated £613,850.

This is based on house price inflation of 51.6%, between December 2014 and February 2025, for detached houses, in the Mid Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 51.6% inflationary increase is applied to the most recent sale price for HARDYS of £405,000 on 5th December 2014. For the value to have increased from £405,000 to £613,850 over the eleven years and ten months to February 2025, the following assumptions must hold true:

• The value of HARDYS has moved in line with the HPI for detached houses in the Mid Suffolk local authority area.
• The December 2014 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of HARDYS has not materially changed since December 2014.

How Large is HARDYS?

HARDYS is 182m² according to the EPC inspection conducted in June 2014. This puts it in the largest 10% of detached houses houses in Fressingfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Fressingfield, and where HARDYS lies on this distribution: 94% of detached houses houses are smaller than HARDYS, and 6% of houses are larger. Note that EPC data is not available for all properties in Fressingfield.

HARDYS: Plot and Title Map

HARDYS sits on a plot of roughly 0.260 of an acre, or 1,052m². The below map shows the location of HARDYS, 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 HARDYS). 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 HARDYS?

HARDYS is located on CRATFIELD ROAD in FRESSINGFIELD, in the IP21 postcode district. The below map shows the position of HARDYS on CRATFIELD ROAD.