SMITHY HOUSE, FROG LANE, PICKMERE, KNUTSFORD, WA16 0LJ - £390,000

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.

SMITHY HOUSE is a midsized extended detached house of 152m², built sometime before 1900, which could now be worth an estimated £717,909. It was last sold for £390,000 in November 2005, which was around 49% above the average November 2005 detached price in the Cheshire East local authority area. The most recent EPC inspection was August 2023, where the current energy rating was C, and the potential energy rating was B.

SMITHY HOUSE Sold Prices

Land registry data shows two sales for SMITHY HOUSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Cheshire East local authority area for the corresponding sale date. Both of the two SMITHY HOUSE 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 3 NOV	£390,000	£262,002	49% above HPI
1999 9 DEC	£165,500	£120,999	37% above HPI

SMITHY HOUSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cheshire East local authority area over time, sourced from the HPI. The two SMITHY HOUSE sales from December 1999 and November 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 1999 sale was for 37% above the HPI. So the extrapolation line tracks at 37% above the HPI over time, until the November 2005 sale, where it rises to 49% above the HPI. The line then continues to track at 49% above the HPI.

What might SMITHY HOUSE be worth now?

SMITHY HOUSE might now be worth an estimated £717,909.

This is based on house price inflation of 84.1%, between November 2005 and February 2025, for detached houses, in the Cheshire East local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 84.1% inflationary increase is applied to the most recent sale price for SMITHY HOUSE of £390,000 on 3rd November 2005. For the value to have increased from £390,000 to £717,909 over the twenty years and nine months to February 2025, the following assumptions must hold true:

• The value of SMITHY HOUSE has moved in line with the HPI for detached houses in the Cheshire East local authority area.
• The November 2005 sale price of £390,000 represented a fair market value for the property.
• The size, condition, and specification of SMITHY HOUSE has not materially changed since November 2005.

How Large is SMITHY HOUSE?

SMITHY HOUSE is 152m², which includes three extensions, according to the EPC inspection conducted in August 2023. This puts it in the smallest 50% of detached houses houses in Pickmere, based on EPC data. The below chart shows the distribution of detached houses houses by size in Pickmere, and where SMITHY HOUSE lies on this distribution: 46% of detached houses houses are smaller than SMITHY HOUSE, and 54% of houses are larger. Note that EPC data is not available for all properties in Pickmere.

SMITHY HOUSE: Plot and Title Map

SMITHY HOUSE sits on a plot of roughly 0.193 of an acre, or 782m². The below map shows the location of SMITHY HOUSE, 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 SMITHY HOUSE). 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 SMITHY HOUSE?

SMITHY HOUSE is located on FROG LANE in PICKMERE, in the WA16 postcode district. The below map shows the position of SMITHY HOUSE on FROG LANE.