HOLLY NOOK COTTAGE, SILVER STREET, WADDINGHAM, GAINSBOROUGH, DN21 4SJ - £54,000

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.

HOLLY NOOK COTTAGE is a very small extended detached house of 85m², built sometime before 1900, which could now be worth an estimated £229,083. It was last sold for £54,000 in February 1999, which was around 21% below the average February 1999 detached price in the West Lindsey local authority area. The most recent EPC inspection was November 2021, where the current energy rating was E, and the potential energy rating was B.

HOLLY NOOK COTTAGE Sold Prices

Land registry data shows two sales for HOLLY NOOK 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 Lindsey local authority area for the corresponding sale date. Both of the two HOLLY NOOK 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
1999 5 FEB	£54,000	£68,622	21% below HPI
1996 31 MAY	£38,000	£62,803	39% below HPI

HOLLY NOOK COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Lindsey local authority area over time, sourced from the HPI. The two HOLLY NOOK COTTAGE sales from May 1996 and February 1999 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 1996 sale was for 39% below the HPI. So the extrapolation line tracks at 39% below the HPI over time, until the February 1999 sale, where it rises to 21% below the HPI. The line then continues to track at 21% below the HPI.

What might HOLLY NOOK COTTAGE be worth now?

HOLLY NOOK COTTAGE might now be worth an estimated £229,083.

This is based on house price inflation of 324.2%, between February 1999 and February 2025, for detached houses, in the West Lindsey local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 324.2% inflationary increase is applied to the most recent sale price for HOLLY NOOK COTTAGE of £54,000 on 5th February 1999. For the value to have increased from £54,000 to £229,083 over the 26 years to February 2025, the following assumptions must hold true:

• The value of HOLLY NOOK COTTAGE has moved in line with the HPI for detached houses in the West Lindsey local authority area.
• The February 1999 sale price of £54,000 represented a fair market value for the property.
• The size, condition, and specification of HOLLY NOOK COTTAGE has not materially changed since February 1999.

How Large is HOLLY NOOK COTTAGE?

HOLLY NOOK COTTAGE is 85m², which includes two extensions, according to the EPC inspection conducted in November 2021. This puts it in the smallest 20% of detached houses houses in Waddingham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Waddingham, and where HOLLY NOOK COTTAGE lies on this distribution: 17% of detached houses houses are smaller than HOLLY NOOK COTTAGE, and 82% of houses are larger. Note that EPC data is not available for all properties in Waddingham.

HOLLY NOOK COTTAGE: Plot and Title Map

HOLLY NOOK COTTAGE sits on a plot of roughly 0.118 of an acre, or 477m². The below map shows the location of HOLLY NOOK 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 HOLLY NOOK 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 HOLLY NOOK COTTAGE?

HOLLY NOOK COTTAGE is located on SILVER STREET in WADDINGHAM, in the DN21 postcode district. The below map shows the position of HOLLY NOOK COTTAGE on SILVER STREET.