HERONS REACH, THE STRAND, STARCROSS, EXETER, EX6 8PA - £355,000

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

HERONS REACH is a very large extended detached house of 208m², built sometime before 1900. It was last sold for £355,000 in September 2014, which was around 15% above the average September 2014 detached price in the Teignbridge 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.

HERONS REACH Sold Prices

Land registry data shows two sales for HERONS REACH since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Teignbridge local authority area for the corresponding sale date. Both of the two HERONS REACH sales were for above 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 26 SEP	£355,000	£308,920	15% above HPI
2000 14 APR	£160,000	£124,933	28% above HPI

HERONS REACH Price Paid vs. HPI Average

The below graph shows the average detached house price in the Teignbridge local authority area over time, sourced from the HPI. The two HERONS REACH sales from April 2000 and September 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 April 2000 sale was for 28% above the HPI. So the extrapolation line tracks at 28% above the HPI over time, until the September 2014 sale, where it falls to 15% above the HPI. The line then continues to track at 15% above the HPI.

How Large is HERONS REACH?

HERONS REACH is 208m², which includes two extensions, according to the EPC inspection conducted in June 2014. This puts it in the largest 10% of detached houses in Starcross, based on EPC data. The below chart shows the distribution of detached houses by size in Starcross, and where HERONS REACH lies on this distribution: 93% of detached houses are smaller than HERONS REACH, and 7% of houses are larger. Note that EPC data is not available for all properties in Starcross.

HERONS REACH: Plot and Title Map

HERONS REACH sits on a plot of roughly 0.225 of an acre, or 911m². The below map shows the location of HERONS REACH, 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 HERONS REACH). 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 HERONS REACH?

HERONS REACH is located on THE STRAND in STARCROSS, in the EX6 postcode district. The below map shows the position of HERONS REACH on THE STRAND.