TAD BROOK COTTAGE, CHURCH LANE, KINGSTONE, UTTOXETER, ST14 8QJ - £428,000

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

TAD BROOK COTTAGE is a very large extended detached house of 252m², built sometime between 1996 and 2002, which could now be worth an estimated £625,366. It was last sold for £428,000 in July 2015, which was around 83% above the average July 2015 detached price in the East Staffordshire local authority area. The most recent EPC inspection was April 2014, where the current energy rating was D, and the potential energy rating was C.

TAD BROOK COTTAGE Sold Prices

Land registry data shows two sales for TAD BROOK 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 East Staffordshire local authority area for the corresponding sale date. Both of the two TAD BROOK 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
2015 28 JUL	£428,000	£234,141	83% above HPI
2005 4 NOV	£399,950	£210,901	90% above HPI

TAD BROOK COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Staffordshire local authority area over time, sourced from the HPI. The two TAD BROOK COTTAGE sales from November 2005 and July 2015 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 November 2005 sale was for 90% above the HPI. So the extrapolation line tracks at 90% above the HPI over time, until the July 2015 sale, where it falls to 83% above the HPI. The line then continues to track at 83% above the HPI.

What might TAD BROOK COTTAGE be worth now?

TAD BROOK COTTAGE might now be worth an estimated £625,366.

This is based on house price inflation of 46.1%, between July 2015 and December 2024, for detached houses, in the East Staffordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 46.1% inflationary increase is applied to the most recent sale price for TAD BROOK COTTAGE of £428,000 on 28th July 2015. For the value to have increased from £428,000 to £625,366 over the eight years and seven months to December 2024, the following assumptions must hold true:

• The value of TAD BROOK COTTAGE has moved in line with the HPI for detached houses in the East Staffordshire local authority area.
• The July 2015 sale price of £428,000 represented a fair market value for the property.
• The size, condition, and specification of TAD BROOK COTTAGE has not materially changed since July 2015.

How Large is TAD BROOK COTTAGE?

TAD BROOK COTTAGE is 252m², which includes one extension, according to the EPC inspection conducted in April 2014. This puts it in the largest 10% of detached houses houses in Kingstone, based on EPC data. The below chart shows the distribution of detached houses houses by size in Kingstone, and where TAD BROOK COTTAGE lies on this distribution: 97% of detached houses houses are smaller than TAD BROOK COTTAGE, and 3% of houses are larger. Note that EPC data is not available for all properties in Kingstone.

TAD BROOK COTTAGE: Plot and Title Map

TAD BROOK COTTAGE sits on a plot of roughly 0.167 of an acre, or 677m². The below map shows the location of TAD BROOK 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 TAD BROOK 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 TAD BROOK COTTAGE?

TAD BROOK COTTAGE is located on CHURCH LANE in KINGSTONE, in the ST14 postcode district. The below map shows the position of TAD BROOK COTTAGE on CHURCH LANE.