SHERRINS, WITHYHAM ROAD, GROOMBRIDGE, TUNBRIDGE WELLS, TN3 9QT - £660,600

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

SHERRINS is a large extended detached house of 220m², built sometime between 1996 and 2002, which could now be worth an estimated £1,472,145. It was last sold for £660,600 in September 2002, which was around 143% above the average September 2002 detached price in the Wealden local authority area. The most recent EPC inspection was January 2024, where the current energy rating was B, and the potential energy rating was A.

SHERRINS Sold Prices

Land registry data shows two sales for SHERRINS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wealden local authority area for the corresponding sale date. Both of the two SHERRINS 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
2002 16 SEP	£660,600	£271,383	143% above HPI
1997 25 JUL	£167,500	£128,944	30% above HPI

SHERRINS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wealden local authority area over time, sourced from the HPI. The two SHERRINS sales from July 1997 and September 2002 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 July 1997 sale was for 30% above the HPI. So the extrapolation line tracks at 30% above the HPI over time, until the September 2002 sale, where it rises to 143% above the HPI. The line then continues to track at 143% above the HPI.

What might SHERRINS be worth now?

SHERRINS might now be worth an estimated £1,472,145.

This is based on house price inflation of 122.8%, between September 2002 and February 2025, for detached houses, in the Wealden local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 122.8% inflationary increase is applied to the most recent sale price for SHERRINS of £660,600 on 16th September 2002. For the value to have increased from £660,600 to £1,472,145 over the 23 years and seven months to February 2025, the following assumptions must hold true:

• The value of SHERRINS has moved in line with the HPI for detached houses in the Wealden local authority area.
• The September 2002 sale price of £660,600 represented a fair market value for the property.
• The size, condition, and specification of SHERRINS has not materially changed since September 2002.

How Large is SHERRINS?

SHERRINS is 220m², which includes one extension, according to the EPC inspection conducted in January 2024. This puts it in the largest 20% of detached houses houses in Groombridge, based on EPC data. The below chart shows the distribution of detached houses houses by size in Groombridge, and where SHERRINS lies on this distribution: 78% of detached houses houses are smaller than SHERRINS, and 20% of houses are larger. Note that EPC data is not available for all properties in Groombridge.

SHERRINS: Plot and Title Map

SHERRINS sits on a plot of roughly 0.484 of an acre, or 1,960m². The below map shows the location of SHERRINS, 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 SHERRINS). 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 SHERRINS?

SHERRINS is located on WITHYHAM ROAD in GROOMBRIDGE, in the TN3 postcode district. The below map shows the position of SHERRINS on WITHYHAM ROAD.