NORCROSS FARM, NORCROSS BROW, WITHNELL, CHORLEY, PR6 8RT - £575,000

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

NORCROSS FARM is a very small semi-detached house of 86m², built sometime between 2003 and 2006, which could now be worth an estimated £594,462. It was last sold for £575,000 in October 2022, which was around 195% above the average October 2022 semi-detached price in the Chorley local authority area. The most recent EPC inspection was August 2011, where the current energy rating was C, and the potential energy rating was C.

NORCROSS FARM Sold Prices

Land registry data shows three sales for NORCROSS FARM since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Chorley local authority area for the corresponding sale date. All of the three NORCROSS FARM 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 14 OCT	£575,000	£195,022	195% above HPI
2011 1 DEC	£440,000	£124,646	253% above HPI
2005 31 JAN	£420,000	£124,026	239% above HPI

NORCROSS FARM Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Chorley local authority area over time, sourced from the HPI. The three NORCROSS FARM sales between January 2005 and October 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 December 2011 sale was for 253% above the HPI. So the extrapolation line tracks at 253% above the HPI over time, until the October 2022 sale, where it falls to 195% above the HPI. The line then continues to track at 195% above the HPI.

What might NORCROSS FARM be worth now?

NORCROSS FARM might now be worth an estimated £594,462.

This is based on house price inflation of 3.4%, between October 2022 and February 2025, for semi-detached houses, in the Chorley local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.4% inflationary increase is applied to the most recent sale price for NORCROSS FARM of £575,000 on 14th October 2022. For the value to have increased from £575,000 to £594,462 over the three years and eight months to February 2025, the following assumptions must hold true:

• The value of NORCROSS FARM has moved in line with the HPI for semi-detached houses in the Chorley local authority area.
• The October 2022 sale price of £575,000 represented a fair market value for the property.
• The size, condition, and specification of NORCROSS FARM has not materially changed since October 2022.

How Large is NORCROSS FARM?

NORCROSS FARM is 86m² according to the EPC inspection conducted in August 2011. This puts it in the smallest 20% of semi-detached houses houses in Withnell, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Withnell, and where NORCROSS FARM lies on this distribution: 10% of semi-detached houses houses are smaller than NORCROSS FARM, and 90% of houses are larger. Note that EPC data is not available for all properties in Withnell.

NORCROSS FARM: Plot and Title Map

NORCROSS FARM sits on a plot of roughly 0.082 of an acre, or 330m². The below map shows the location of NORCROSS FARM, 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 NORCROSS FARM). 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 NORCROSS FARM?

NORCROSS FARM is located on NORCROSS BROW in WITHNELL, in the PR6 postcode district. The below map shows the position of NORCROSS FARM on NORCROSS BROW.