POACHERS RETREAT, BAGHAM LANE, HERSTMONCEUX, HAILSHAM, BN27 4NA - £317,500

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.

POACHERS RETREAT is a very large detached house of 157m², built sometime between 1991 and 1995, which could now be worth an estimated £498,630. It was last sold for £317,500 in September 2013, which was around 18% below the average September 2013 detached price in the Wealden local authority area. The most recent EPC inspection was February 2012, where the current energy rating was D, and the potential energy rating was C.

POACHERS RETREAT Sold Prices

Land registry data shows two sales for POACHERS RETREAT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wealden local authority area for the corresponding sale date. Both of the two POACHERS RETREAT 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
2013 13 SEP	£317,500	£385,088	18% below HPI
1995 1 DEC	£98,700	£107,348	8% below HPI

POACHERS RETREAT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wealden local authority area over time, sourced from the HPI. The two POACHERS RETREAT sales from December 1995 and September 2013 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 1995 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the September 2013 sale, where it falls to 18% below the HPI. The line then continues to track at 18% below the HPI.

What might POACHERS RETREAT be worth now?

POACHERS RETREAT might now be worth an estimated £498,630.

This is based on house price inflation of 57%, between September 2013 and February 2025, for detached houses, in the Wealden local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 57% inflationary increase is applied to the most recent sale price for POACHERS RETREAT of £317,500 on 13th September 2013. For the value to have increased from £317,500 to £498,630 over the twelve years and seven months to February 2025, the following assumptions must hold true:

• The value of POACHERS RETREAT has moved in line with the HPI for detached houses in the Wealden local authority area.
• The September 2013 sale price of £317,500 represented a fair market value for the property.
• The size, condition, and specification of POACHERS RETREAT has not materially changed since September 2013.

How Large is POACHERS RETREAT?

POACHERS RETREAT is 157m² according to the EPC inspection conducted in February 2012. This puts it in the largest 20% of detached houses houses in Herstmonceux, based on EPC data. The below chart shows the distribution of detached houses houses by size in Herstmonceux, and where POACHERS RETREAT lies on this distribution: 87% of detached houses houses are smaller than POACHERS RETREAT, and 13% of houses are larger. Note that EPC data is not available for all properties in Herstmonceux.

POACHERS RETREAT: Plot and Title Map

POACHERS RETREAT sits on a plot of roughly 0.096 of an acre, or 390m². The below map shows the location of POACHERS RETREAT, 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 POACHERS RETREAT). 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 POACHERS RETREAT?

POACHERS RETREAT is located on BAGHAM LANE in HERSTMONCEUX, in the BN27 postcode district. The below map shows the position of POACHERS RETREAT on BAGHAM LANE.