SHADY NOOK, SANDBEDS LANE, WESTWOODSIDE, DONCASTER, DN9 2DW - £180,000

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.

SHADY NOOK is a small detached house of 89m², built sometime between 1983 and 1990, which could now be worth an estimated £278,012. It was last sold for £180,000 in August 2011, which was around 12% above the average August 2011 detached price in the North Lincolnshire 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.

SHADY NOOK Sold Prices

Land registry data shows two sales for SHADY NOOK since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the North Lincolnshire local authority area for the corresponding sale date. One of the two SHADY NOOK sales was for above the average price, whilst the other was 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
2011 16 AUG	£180,000	£160,190	12% above HPI
1999 10 SEP	£65,000	£65,831	1% below HPI

SHADY NOOK Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Lincolnshire local authority area over time, sourced from the HPI. The two SHADY NOOK sales from September 1999 and August 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 September 1999 sale was for 1% below the HPI. So the extrapolation line tracks at 1% below the HPI over time, until the August 2011 sale, where it rises to 12% above the HPI. The line then continues to track at 12% above the HPI.

What might SHADY NOOK be worth now?

SHADY NOOK might now be worth an estimated £278,012.

This is based on house price inflation of 54.5%, between August 2011 and February 2025, for detached houses, in the North Lincolnshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 54.5% inflationary increase is applied to the most recent sale price for SHADY NOOK of £180,000 on 16th August 2011. For the value to have increased from £180,000 to £278,012 over the fourteen years and six months to February 2025, the following assumptions must hold true:

• The value of SHADY NOOK has moved in line with the HPI for detached houses in the North Lincolnshire local authority area.
• The August 2011 sale price of £180,000 represented a fair market value for the property.
• The size, condition, and specification of SHADY NOOK has not materially changed since August 2011.

How Large is SHADY NOOK?

SHADY NOOK is 89m² according to the EPC inspection conducted in May 2011. This puts it in the smallest 30% of detached houses houses in Westwoodside, based on EPC data. The below chart shows the distribution of detached houses houses by size in Westwoodside, and where SHADY NOOK lies on this distribution: 20% of detached houses houses are smaller than SHADY NOOK, and 80% of houses are larger. Note that EPC data is not available for all properties in Westwoodside.

SHADY NOOK: Plot and Title Map

SHADY NOOK sits on a plot of roughly 0.155 of an acre, or 629m². The below map shows the location of SHADY NOOK, 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 SHADY NOOK). 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 SHADY NOOK?

SHADY NOOK is located on SANDBEDS LANE in WESTWOODSIDE, in the DN9 postcode district. The below map shows the position of SHADY NOOK on SANDBEDS LANE.