MILLHAYES, CLAMP GATE ROAD, FISHTOFT, BOSTON, PE21 0RY - £480,000

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

MILLHAYES is a very large extended detached house of 199m², built sometime between 1967 and 1975, which could now be worth an estimated £469,956. It was last sold for £480,000 in December 2022, which was around 86% above the average December 2022 detached price in the Boston local authority area. The most recent EPC inspection was March 2015, where the current energy rating was C, and the potential energy rating was C.

MILLHAYES Sold Prices

Land registry data shows five sales for MILLHAYES since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Boston local authority area for the corresponding sale date. All of the five MILLHAYES 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
2022 7 DEC	£480,000	£257,877	86% above HPI
2018 12 JAN	£240,000	£202,570	18% above HPI
2008 11 APR	£210,000	£178,372	18% above HPI
2002 26 SEP	£145,000	£112,690	29% above HPI
1999 2 DEC	£101,000	£63,280	60% above HPI

MILLHAYES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Boston local authority area over time, sourced from the HPI. The five MILLHAYES sales between December 1999 and December 2022 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 January 2018 sale was for 18% above the HPI. So the extrapolation line tracks at 18% above the HPI over time, until the December 2022 sale, where it rises to 86% above the HPI. The line then continues to track at 86% above the HPI.

What might MILLHAYES be worth now?

MILLHAYES might now be worth an estimated £469,956.

This is based on house price deflation of 2.1%, between December 2022 and December 2024, for detached houses, in the Boston local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.1% deflationary decrease is applied to the most recent sale price for MILLHAYES of £480,000 on 7th December 2022. For the value to have decreased from £480,000 to £469,956 over the two years to December 2024, the following assumptions must hold true:

• The value of MILLHAYES has moved in line with the HPI for detached houses in the Boston local authority area.
• The December 2022 sale price of £480,000 represented a fair market value for the property.
• The size, condition, and specification of MILLHAYES has not materially changed since December 2022.

How Large is MILLHAYES?

MILLHAYES is 199m², which includes two extensions, according to the EPC inspection conducted in March 2015. This puts it in the largest 10% of detached houses houses in Fishtoft, based on EPC data. The below chart shows the distribution of detached houses houses by size in Fishtoft, and where MILLHAYES lies on this distribution: 94% of detached houses houses are smaller than MILLHAYES, and 5% of houses are larger. Note that EPC data is not available for all properties in Fishtoft.

MILLHAYES: Plot and Title Map

MILLHAYES sits on a plot of roughly 0.187 of an acre, or 756m². The below map shows the location of MILLHAYES, 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 MILLHAYES). 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 MILLHAYES?

MILLHAYES is located on CLAMP GATE ROAD in FISHTOFT, in the PE21 postcode district. The below map shows the position of MILLHAYES on CLAMP GATE ROAD.