RIVENDELL, WAGG LANE, PROBUS, TRURO, TR2 4JX - £479,000

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.

RIVENDELL is a very large detached house of 170m², built sometime between 1996 and 2002, which could now be worth an estimated £790,193. It was last sold for £479,000 in August 2009, which was around 81% above the average August 2009 detached price in the Cornwall local authority area. The most recent EPC inspection was April 2009, where the current energy rating was C, and the potential energy rating was C.

RIVENDELL Sold Prices

Land registry data shows two sales for RIVENDELL since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Cornwall local authority area for the corresponding sale date. Both of the two RIVENDELL 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
2009 24 AUG	£479,000	£265,041	81% above HPI
2004 23 JAN	£360,000	£229,875	57% above HPI

RIVENDELL Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cornwall local authority area over time, sourced from the HPI. The two RIVENDELL sales from January 2004 and August 2009 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 January 2004 sale was for 57% above the HPI. So the extrapolation line tracks at 57% above the HPI over time, until the August 2009 sale, where it rises to 81% above the HPI. The line then continues to track at 81% above the HPI.

What might RIVENDELL be worth now?

RIVENDELL might now be worth an estimated £790,193.

This is based on house price inflation of 65%, between August 2009 and February 2025, for detached houses, in the Cornwall local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 65% inflationary increase is applied to the most recent sale price for RIVENDELL of £479,000 on 24th August 2009. For the value to have increased from £479,000 to £790,193 over the sixteen years and six months to February 2025, the following assumptions must hold true:

• The value of RIVENDELL has moved in line with the HPI for detached houses in the Cornwall local authority area.
• The August 2009 sale price of £479,000 represented a fair market value for the property.
• The size, condition, and specification of RIVENDELL has not materially changed since August 2009.

How Large is RIVENDELL?

RIVENDELL is 170m² according to the EPC inspection conducted in April 2009. This puts it in the largest 10% of detached houses houses in Probus, based on EPC data. The below chart shows the distribution of detached houses houses by size in Probus, and where RIVENDELL lies on this distribution: 94% of detached houses houses are smaller than RIVENDELL, and 6% of houses are larger. Note that EPC data is not available for all properties in Probus.

RIVENDELL: Plot and Title Map

RIVENDELL sits on a plot of roughly 0.187 of an acre, or 757m². The below map shows the location of RIVENDELL, 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 RIVENDELL). 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 RIVENDELL?

RIVENDELL is located on WAGG LANE in PROBUS, in the TR2 postcode district. The below map shows the position of RIVENDELL on WAGG LANE.