LARKINS, SCHOOL CRESCENT, KEDINGTON, HAVERHILL, CB9 7NF - £455,000

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

LARKINS is a midsized detached house of 122m², built sometime between 1996 and 2002, which could now be worth an estimated £519,267. It was last sold for £455,000 in February 2021, which was around 12% above the average February 2021 detached price in the West Suffolk local authority area. The most recent EPC inspection was August 2017, where the current energy rating was C, and the potential energy rating was B.

LARKINS Sold Prices

Land registry data shows two sales for LARKINS 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 Suffolk local authority area for the corresponding sale date. One of the two LARKINS 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
2021 16 FEB	£455,000	£406,145	12% above HPI
2017 1 DEC	£352,500	£379,246	7% below HPI

LARKINS Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Suffolk local authority area over time, sourced from the HPI. The two LARKINS sales from December 2017 and February 2021 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 2017 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the February 2021 sale, where it rises to 12% above the HPI. The line then continues to track at 12% above the HPI.

What might LARKINS be worth now?

LARKINS might now be worth an estimated £519,267.

This is based on house price inflation of 14.1%, between February 2021 and December 2024, for detached houses, in the West Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 14.1% inflationary increase is applied to the most recent sale price for LARKINS of £455,000 on 16th February 2021. For the value to have increased from £455,000 to £519,267 over the two years and two months to December 2024, the following assumptions must hold true:

• The value of LARKINS has moved in line with the HPI for detached houses in the West Suffolk local authority area.
• The February 2021 sale price of £455,000 represented a fair market value for the property.
• The size, condition, and specification of LARKINS has not materially changed since February 2021.

How Large is LARKINS?

LARKINS is 122m² according to the EPC inspection conducted in August 2017. This puts it in the largest 50% of detached houses houses in Kedington, based on EPC data. The below chart shows the distribution of detached houses houses by size in Kedington, and where LARKINS lies on this distribution: 53% of detached houses houses are smaller than LARKINS, and 46% of houses are larger. Note that EPC data is not available for all properties in Kedington.

LARKINS: Plot and Title Map

LARKINS sits on a plot of roughly 0.133 of an acre, or 539m². The below map shows the location of LARKINS, 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 LARKINS). 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 LARKINS?

LARKINS is located on SCHOOL CRESCENT in KEDINGTON, in the CB9 postcode district. The below map shows the position of LARKINS on SCHOOL CRESCENT.