SHEPHERDS COTTAGE, BYNG HALL ROAD, UFFORD, WOODBRIDGE, IP13 6EJ - £600,000

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

SHEPHERDS COTTAGE is a very large detached house of 211m², built sometime between 1996 and 2002, which could now be worth an estimated £730,395. It was last sold for £600,000 in March 2020, which was around 73% above the average March 2020 detached price in the East Suffolk local authority area. The most recent EPC inspection was August 2019, where the current energy rating was D, and the potential energy rating was C.

SHEPHERDS COTTAGE Sold Prices

Land registry data shows four sales for SHEPHERDS COTTAGE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. All of the four SHEPHERDS 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
2020 27 MAR	£600,000	£347,521	73% above HPI
2015 11 DEC	£439,000	£302,785	45% above HPI
2009 31 JUL	£369,995	£226,622	63% above HPI
2000 7 MAR	£123,000	£103,555	19% above HPI

SHEPHERDS COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The four SHEPHERDS COTTAGE sales between March 2000 and March 2020 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 2015 sale was for 45% above the HPI. So the extrapolation line tracks at 45% above the HPI over time, until the March 2020 sale, where it rises to 73% above the HPI. The line then continues to track at 73% above the HPI.

What might SHEPHERDS COTTAGE be worth now?

SHEPHERDS COTTAGE might now be worth an estimated £730,395.

This is based on house price inflation of 21.7%, between March 2020 and February 2025, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.7% inflationary increase is applied to the most recent sale price for SHEPHERDS COTTAGE of £600,000 on 27th March 2020. For the value to have increased from £600,000 to £730,395 over the five years and one month to February 2025, the following assumptions must hold true:

• The value of SHEPHERDS COTTAGE has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The March 2020 sale price of £600,000 represented a fair market value for the property.
• The size, condition, and specification of SHEPHERDS COTTAGE has not materially changed since March 2020.

How Large is SHEPHERDS COTTAGE?

SHEPHERDS COTTAGE is 211m² according to the EPC inspection conducted in August 2019. This puts it in the largest 20% of detached houses houses in Ufford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ufford, and where SHEPHERDS COTTAGE lies on this distribution: 89% of detached houses houses are smaller than SHEPHERDS COTTAGE, and 11% of houses are larger. Note that EPC data is not available for all properties in Ufford.

SHEPHERDS COTTAGE: Plot and Title Map

SHEPHERDS COTTAGE sits on a plot of roughly 0.253 of an acre, or 1,024m². The below map shows the location of SHEPHERDS 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 SHEPHERDS 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 SHEPHERDS COTTAGE?

SHEPHERDS COTTAGE is located on BYNG HALL ROAD in UFFORD, in the IP13 postcode district. The below map shows the position of SHEPHERDS COTTAGE on BYNG HALL ROAD.