REDWINGS, PLOUGH ROAD, SMALLFIELD, HORLEY, RH6 9JL - £425,000

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.

REDWINGS is a midsized extended detached house of 110m², built sometime between 1976 and 1982, which could now be worth an estimated £407,788. It was last sold for £425,000 in January 2022, which was around 53% below the average January 2022 detached price in the Tandridge local authority area. The most recent EPC inspection was March 2019, where the current energy rating was E, and the potential energy rating was C.

REDWINGS Sold Prices

Land registry data shows two sales for REDWINGS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. Both of the two REDWINGS 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
2022 20 JAN	£425,000	£913,409	53% below HPI
2007 2 APR	£232,000	£509,491	54% below HPI

REDWINGS 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 two REDWINGS sales from April 2007 and January 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 April 2007 sale was for 54% below the HPI. So the extrapolation line tracks at 54% below the HPI over time, until the January 2022 sale, where it rises to 53% below the HPI. The line then continues to track at 53% below the HPI.

What might REDWINGS be worth now?

REDWINGS might now be worth an estimated £407,788.

This is based on house price deflation of 4%, between January 2022 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% deflationary decrease is applied to the most recent sale price for REDWINGS of £425,000 on 20th January 2022. For the value to have decreased from £425,000 to £407,788 over the two years and eleven months to February 2025, the following assumptions must hold true:

• The value of REDWINGS has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The January 2022 sale price of £425,000 represented a fair market value for the property.
• The size, condition, and specification of REDWINGS has not materially changed since January 2022.

How Large is REDWINGS?

REDWINGS is 110m², which includes one extension, according to the EPC inspection conducted in March 2019. This puts it in the smallest 50% 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 REDWINGS lies on this distribution: 46% of detached houses houses are smaller than REDWINGS, and 53% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

REDWINGS: Plot and Title Map

REDWINGS sits on a plot of roughly 0.096 of an acre, or 388m². The below map shows the location of REDWINGS, 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 REDWINGS). 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 REDWINGS?

REDWINGS is located on PLOUGH ROAD in SMALLFIELD, in the RH6 postcode district. The below map shows the position of REDWINGS on PLOUGH ROAD.