ROSE COTTAGE, CLEY LANE, SAHAM TONEY, THETFORD, IP25 7HE - £210,000

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

ROSE COTTAGE is a large extended detached house of 138m², built sometime before 1900, which could now be worth an estimated £383,915. It was last sold for £210,000 in December 2005, which was around 4% above the average December 2005 detached price in the Breckland local authority area. The most recent EPC inspection was June 2015, where the current energy rating was D, and the potential energy rating was A.

ROSE COTTAGE Sold Prices

Land registry data shows two sales for ROSE COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Breckland local authority area for the corresponding sale date. Both of the two ROSE COTTAGE 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
2005 8 DEC	£210,000	£202,624	4% above HPI
1997 22 DEC	£85,000	£75,430	13% above HPI

ROSE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The two ROSE COTTAGE sales from December 1997 and December 2005 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 1997 sale was for 13% above the HPI. So the extrapolation line tracks at 13% above the HPI over time, until the December 2005 sale, where it falls to 4% above the HPI. The line then continues to track at 4% above the HPI.

What might ROSE COTTAGE be worth now?

ROSE COTTAGE might now be worth an estimated £383,915.

This is based on house price inflation of 82.8%, between December 2005 and February 2025, for detached houses, in the Breckland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 82.8% inflationary increase is applied to the most recent sale price for ROSE COTTAGE of £210,000 on 8th December 2005. For the value to have increased from £210,000 to £383,915 over the twenty years and ten months to February 2025, the following assumptions must hold true:

• The value of ROSE COTTAGE has moved in line with the HPI for detached houses in the Breckland local authority area.
• The December 2005 sale price of £210,000 represented a fair market value for the property.
• The size, condition, and specification of ROSE COTTAGE has not materially changed since December 2005.

How Large is ROSE COTTAGE?

ROSE COTTAGE is 138m², which includes one extension, according to the EPC inspection conducted in June 2015. This puts it in the largest 40% of detached houses houses in Saham Toney, based on EPC data. The below chart shows the distribution of detached houses houses by size in Saham Toney, and where ROSE COTTAGE lies on this distribution: 69% of detached houses houses are smaller than ROSE COTTAGE, and 30% of houses are larger. Note that EPC data is not available for all properties in Saham Toney.

ROSE COTTAGE: Plot and Title Map

ROSE COTTAGE sits on a plot of roughly 0.208 of an acre, or 843m². The below map shows the location of ROSE 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 ROSE 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 ROSE COTTAGE?

ROSE COTTAGE is located on CLEY LANE in SAHAM TONEY, in the IP25 postcode district. The below map shows the position of ROSE COTTAGE on CLEY LANE.