RED ROOF, SMALLFIELD ROAD, HORNE, HORLEY, RH6 9JP - £340,000

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.

RED ROOF is a very large extended detached house of 213m², built sometime between 1930 and 1949, which could now be worth an estimated £323,808. It was last sold for £340,000 in July 2023, which was around 63% below the average July 2023 detached price in the Tandridge local authority area. The most recent EPC inspection was January 2023, where the current energy rating was F, and the potential energy rating was C.

RED ROOF Sold Prices

Land registry data shows three sales for RED ROOF since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. Two of the three RED ROOF sales were for below the average price, whilst one was 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
2023 19 JUL	£340,000	£920,241	63% below HPI
2003 2 JUN	£249,995	£425,670	41% below HPI
1999 1 MAR	£265,000	£236,991	12% above HPI

RED ROOF Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tandridge local authority area over time, sourced from the HPI. The three RED ROOF sales between March 1999 and July 2023 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 June 2003 sale was for 41% below the HPI. So the extrapolation line tracks at 41% below the HPI over time, until the July 2023 sale, where it falls to 63% below the HPI. The line then continues to track at 63% below the HPI.

What might RED ROOF be worth now?

RED ROOF might now be worth an estimated £323,808.

This is based on house price deflation of 4.8%, between July 2023 and February 2025, for detached houses, in the Tandridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.8% deflationary decrease is applied to the most recent sale price for RED ROOF of £340,000 on 19th July 2023. For the value to have decreased from £340,000 to £323,808 over the two years and five months to February 2025, the following assumptions must hold true:

• The value of RED ROOF has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The July 2023 sale price of £340,000 represented a fair market value for the property.
• The size, condition, and specification of RED ROOF has not materially changed since July 2023.

How Large is RED ROOF?

RED ROOF is 213m², which includes two extensions, according to the EPC inspection conducted in January 2023. This puts it in the largest 10% of detached houses houses in Smallfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Smallfield, and where RED ROOF lies on this distribution: 97% of detached houses houses are smaller than RED ROOF, and 3% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

RED ROOF: Plot and Title Map

RED ROOF sits on a plot of roughly 0.606 of an acre, or 2,452m². The below map shows the location of RED ROOF, 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 RED ROOF). 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 RED ROOF?

RED ROOF is located on SMALLFIELD ROAD in HORNE, in the RH6 postcode district. The below map shows the position of RED ROOF on SMALLFIELD ROAD.