OLD TANNERY, EDISFORD ROAD, WADDINGTON, CLITHEROE, BB7 3HU - £1,375,000

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.

OLD TANNERY is a very large detached house of 388m², built sometime before 1900, which could now be worth an estimated £1,769,759. It was last sold for £1,375,000 in December 2016, which was around 317% above the average December 2016 detached price in the Ribble Valley local authority area. The most recent EPC inspection was August 2015, where the current energy rating was E, and the potential energy rating was C.

OLD TANNERY Sold Prices

Land registry data shows two sales for OLD TANNERY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Ribble Valley local authority area for the corresponding sale date. Both of the two OLD TANNERY 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
2016 20 DEC	£1,375,000	£329,707	317% above HPI
2012 30 AUG	£1,440,000	£295,374	388% above HPI

OLD TANNERY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Ribble Valley local authority area over time, sourced from the HPI. The two OLD TANNERY sales from August 2012 and December 2016 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 August 2012 sale was for 388% above the HPI. So the extrapolation line tracks at 388% above the HPI over time, until the December 2016 sale, where it falls to 317% above the HPI. The line then continues to track at 317% above the HPI.

What might OLD TANNERY be worth now?

OLD TANNERY might now be worth an estimated £1,769,759.

This is based on house price inflation of 28.7%, between December 2016 and February 2025, for detached houses, in the Ribble Valley local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 28.7% inflationary increase is applied to the most recent sale price for OLD TANNERY of £1,375,000 on 20th December 2016. For the value to have increased from £1,375,000 to £1,769,759 over the nine years and ten months to February 2025, the following assumptions must hold true:

• The value of OLD TANNERY has moved in line with the HPI for detached houses in the Ribble Valley local authority area.
• The December 2016 sale price of £1,375,000 represented a fair market value for the property.
• The size, condition, and specification of OLD TANNERY has not materially changed since December 2016.

How Large is OLD TANNERY?

OLD TANNERY is 388m² according to the EPC inspection conducted in August 2015. This puts it in the largest 10% of detached houses houses in Waddington, based on EPC data. The below chart shows the distribution of detached houses houses by size in Waddington, and where OLD TANNERY lies on this distribution: 98% of detached houses houses are smaller than OLD TANNERY, and 2% of houses are larger. Note that EPC data is not available for all properties in Waddington.

OLD TANNERY: Plot and Title Map

OLD TANNERY sits on a plot of roughly 0.308 of an acre, or 1,248m². The below map shows the location of OLD TANNERY, 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 OLD TANNERY). 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 OLD TANNERY?

OLD TANNERY is located on EDISFORD ROAD in WADDINGTON, in the BB7 postcode district. The below map shows the position of OLD TANNERY on EDISFORD ROAD.