MERROW COTTAGE, HAWKINS LANE, WEST HILL, OTTERY ST MARY, EX11 1XG - £568,000

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

MERROW COTTAGE is a midsized extended detached house of 161m², built sometime between 1950 and 1966, which could now be worth an estimated £898,375. It was last sold for £568,000 in July 2013, which was around 66% above the average July 2013 detached price in the East Devon local authority area. The most recent EPC inspection was August 2012, where the current energy rating was D, and the potential energy rating was C.

MERROW COTTAGE Sold Prices

Land registry data shows three sales for MERROW 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 East Devon local authority area for the corresponding sale date. All of the three MERROW COTTAGE 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
2013 9 JUL	£568,000	£341,369	66% above HPI
2007 9 JUL	£556,000	£346,508	60% above HPI
2001 31 AUG	£290,000	£177,228	64% above HPI

MERROW COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Devon local authority area over time, sourced from the HPI. The three MERROW COTTAGE sales between August 2001 and July 2013 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 July 2007 sale was for 60% above the HPI. So the extrapolation line tracks at 60% above the HPI over time, until the July 2013 sale, where it rises to 66% above the HPI. The line then continues to track at 66% above the HPI.

What might MERROW COTTAGE be worth now?

MERROW COTTAGE might now be worth an estimated £898,375.

This is based on house price inflation of 58.2%, between July 2013 and February 2025, for detached houses, in the East Devon local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 58.2% inflationary increase is applied to the most recent sale price for MERROW COTTAGE of £568,000 on 9th July 2013. For the value to have increased from £568,000 to £898,375 over the twelve years and five months to February 2025, the following assumptions must hold true:

• The value of MERROW COTTAGE has moved in line with the HPI for detached houses in the East Devon local authority area.
• The July 2013 sale price of £568,000 represented a fair market value for the property.
• The size, condition, and specification of MERROW COTTAGE has not materially changed since July 2013.

How Large is MERROW COTTAGE?

MERROW COTTAGE is 161m², which includes three extensions, according to the EPC inspection conducted in August 2012. This puts it in the smallest 50% of detached houses houses in West Hill, based on EPC data. The below chart shows the distribution of detached houses houses by size in West Hill, and where MERROW COTTAGE lies on this distribution: 43% of detached houses houses are smaller than MERROW COTTAGE, and 57% of houses are larger. Note that EPC data is not available for all properties in West Hill.

MERROW COTTAGE: Plot and Title Map

MERROW COTTAGE sits on a plot of roughly 0.460 of an acre, or 1,863m². The below map shows the location of MERROW 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 MERROW 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 MERROW COTTAGE?

MERROW COTTAGE is located on HAWKINS LANE in WEST HILL, in the EX11 postcode district. The below map shows the position of MERROW COTTAGE on HAWKINS LANE.