PEAR TREE COTTAGE, SMEATONS LANE, WINCHELSEA BEACH, WINCHELSEA, TN36 4LW - £305,000

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

PEAR TREE COTTAGE is a small extended detached house of 79m², built sometime between 1930 and 1949, which could now be worth an estimated £484,433. It was last sold for £305,000 in June 2015, which was around 15% below the average June 2015 detached price in the Rother local authority area. The most recent EPC inspection was February 2009, where the current energy rating was E, and the potential energy rating was D.

PEAR TREE COTTAGE Sold Prices

Land registry data shows three sales for PEAR TREE 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 Rother local authority area for the corresponding sale date. All of the three PEAR TREE COTTAGE sales were for below 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
2015 26 JUN	£305,000	£358,088	15% below HPI
2013 24 OCT	£290,000	£332,882	13% below HPI
2009 1 MAY	£245,000	£269,233	9% below HPI

PEAR TREE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Rother local authority area over time, sourced from the HPI. The three PEAR TREE COTTAGE sales between May 2009 and June 2015 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 October 2013 sale was for 13% below the HPI. So the extrapolation line tracks at 13% below the HPI over time, until the June 2015 sale, where it falls to 15% below the HPI. The line then continues to track at 15% below the HPI.

What might PEAR TREE COTTAGE be worth now?

PEAR TREE COTTAGE might now be worth an estimated £484,433.

This is based on house price inflation of 58.8%, between June 2015 and February 2025, for detached houses, in the Rother local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 58.8% inflationary increase is applied to the most recent sale price for PEAR TREE COTTAGE of £305,000 on 26th June 2015. For the value to have increased from £305,000 to £484,433 over the ten years and four months to February 2025, the following assumptions must hold true:

• The value of PEAR TREE COTTAGE has moved in line with the HPI for detached houses in the Rother local authority area.
• The June 2015 sale price of £305,000 represented a fair market value for the property.
• The size, condition, and specification of PEAR TREE COTTAGE has not materially changed since June 2015.

How Large is PEAR TREE COTTAGE?

PEAR TREE COTTAGE is 79m², which includes one extension, according to the EPC inspection conducted in February 2009. This puts it in the smallest 40% of detached houses houses in Winchelsea Beach, based on EPC data. The below chart shows the distribution of detached houses houses by size in Winchelsea Beach, and where PEAR TREE COTTAGE lies on this distribution: 36% of detached houses houses are smaller than PEAR TREE COTTAGE, and 64% of houses are larger. Note that EPC data is not available for all properties in Winchelsea Beach.

PEAR TREE COTTAGE: Plot and Title Map

PEAR TREE COTTAGE sits on a plot of roughly 0.149 of an acre, or 602m². The below map shows the location of PEAR TREE 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 PEAR TREE 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 PEAR TREE COTTAGE?

PEAR TREE COTTAGE is located on SMEATONS LANE in WINCHELSEA BEACH, in the TN36 postcode district. The below map shows the position of PEAR TREE COTTAGE on SMEATONS LANE.