SADDLERS COTTAGE, WELL LANE, CLARE, SUDBURY, CO10 8NH - £450,000

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

SADDLERS COTTAGE is a very large detached house of 165m², built sometime before 1900, which could now be worth an estimated £775,639. It was last sold for £450,000 in November 2011, which was around 72% above the average November 2011 detached price in the West Suffolk local authority area. The most recent EPC inspection was May 2011, where the current energy rating was D, and the potential energy rating was D.

SADDLERS COTTAGE Sold Prices

Land registry data shows two sales for SADDLERS 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 West Suffolk local authority area for the corresponding sale date. Both of the two SADDLERS 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
2011 11 NOV	£450,000	£261,375	72% above HPI
2005 26 JAN	£385,000	£240,655	60% above HPI

SADDLERS COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Suffolk local authority area over time, sourced from the HPI. The two SADDLERS COTTAGE sales from January 2005 and November 2011 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 2005 sale was for 60% above the HPI. So the extrapolation line tracks at 60% above the HPI over time, until the November 2011 sale, where it rises to 72% above the HPI. The line then continues to track at 72% above the HPI.

What might SADDLERS COTTAGE be worth now?

SADDLERS COTTAGE might now be worth an estimated £775,639.

This is based on house price inflation of 72.4%, between November 2011 and February 2025, for detached houses, in the West Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 72.4% inflationary increase is applied to the most recent sale price for SADDLERS COTTAGE of £450,000 on 11th November 2011. For the value to have increased from £450,000 to £775,639 over the fourteen years and nine months to February 2025, the following assumptions must hold true:

• The value of SADDLERS COTTAGE has moved in line with the HPI for detached houses in the West Suffolk local authority area.
• The November 2011 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of SADDLERS COTTAGE has not materially changed since November 2011.

How Large is SADDLERS COTTAGE?

SADDLERS COTTAGE is 165m² according to the EPC inspection conducted in May 2011. This puts it in the largest 20% of detached houses houses in Clare, based on EPC data. The below chart shows the distribution of detached houses houses by size in Clare, and where SADDLERS COTTAGE lies on this distribution: 87% of detached houses houses are smaller than SADDLERS COTTAGE, and 13% of houses are larger. Note that EPC data is not available for all properties in Clare.

SADDLERS COTTAGE: Plot and Title Map

SADDLERS COTTAGE sits on a plot of roughly 0.117 of an acre, or 473m². The below map shows the location of SADDLERS 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 SADDLERS 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 SADDLERS COTTAGE?

SADDLERS COTTAGE is located on WELL LANE in CLARE, in the CO10 postcode district. The below map shows the position of SADDLERS COTTAGE on WELL LANE.