MERRY END, BEN RHYDDING DRIVE, ILKLEY, LS29 8BD - £1,275,000

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.

MERRY END is a very large detached house of 306m², built sometime between 1967 and 1975, which could now be worth an estimated £1,466,020. It was last sold for £1,275,000 in November 2021, which was around 361% above the average November 2021 detached price in the Bradford local authority area. The most recent EPC inspection was November 2020, where the current energy rating was C, and the potential energy rating was B.

MERRY END Sold Prices

Land registry data shows two sales for MERRY END since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Bradford local authority area for the corresponding sale date. Both of the two MERRY END 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
2021 22 NOV	£1,275,000	£276,299	361% above HPI
1997 12 DEC	£305,000	£77,353	294% above HPI

MERRY END Price Paid vs. HPI Average

The below graph shows the average detached house price in the Bradford local authority area over time, sourced from the HPI. The two MERRY END sales from December 1997 and November 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 1997 sale was for 294% above the HPI. So the extrapolation line tracks at 294% above the HPI over time, until the November 2021 sale, where it rises to 361% above the HPI. The line then continues to track at 361% above the HPI.

What might MERRY END be worth now?

MERRY END might now be worth an estimated £1,466,020.

This is based on house price inflation of 15%, between November 2021 and February 2025, for detached houses, in the Bradford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 15% inflationary increase is applied to the most recent sale price for MERRY END of £1,275,000 on 22nd November 2021. For the value to have increased from £1,275,000 to £1,466,020 over the four years and nine months to February 2025, the following assumptions must hold true:

• The value of MERRY END has moved in line with the HPI for detached houses in the Bradford local authority area.
• The November 2021 sale price of £1,275,000 represented a fair market value for the property.
• The size, condition, and specification of MERRY END has not materially changed since November 2021.

How Large is MERRY END?

MERRY END is 306m² according to the EPC inspection conducted in November 2020. This puts it in the largest 10% of detached houses houses in Ilkley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ilkley, and where MERRY END lies on this distribution: 92% of detached houses houses are smaller than MERRY END, and 8% of houses are larger. Note that EPC data is not available for all properties in Ilkley.

MERRY END: Plot and Title Map

MERRY END sits on a plot of roughly 1.1 acres, or 4,280m². The below map shows the location of MERRY END, 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 MERRY END). 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 MERRY END?

MERRY END is located on BEN RHYDDING DRIVE in ILKLEY, in the LS29 postcode district. The below map shows the position of MERRY END on BEN RHYDDING DRIVE.