TALL TREES, COLDHARBOUR LANE, WOKING, GU22 8SL - £472,500

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

TALL TREES is a very small extended semi-detached house of 88m², built sometime between 1950 and 1966, which could now be worth an estimated £562,326. It was last sold for £472,500 in September 2016, which was around 12% above the average September 2016 semi-detached price in the Woking local authority area. The most recent EPC inspection was October 2011, where the current energy rating was E, and the potential energy rating was C.

TALL TREES Sold Prices

Land registry data shows two sales for TALL TREES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Woking local authority area for the corresponding sale date. Both of the two TALL TREES 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
2016 14 SEP	£472,500	£423,470	12% above HPI
2012 31 AUG	£390,000	£294,153	33% above HPI

TALL TREES Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Woking local authority area over time, sourced from the HPI. The two TALL TREES sales from August 2012 and September 2016 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 August 2012 sale was for 33% above the HPI. So the extrapolation line tracks at 33% above the HPI over time, until the September 2016 sale, where it falls to 12% above the HPI. The line then continues to track at 12% above the HPI.

What might TALL TREES be worth now?

TALL TREES might now be worth an estimated £562,326.

This is based on house price inflation of 19%, between September 2016 and February 2025, for semi-detached houses, in the Woking local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 19% inflationary increase is applied to the most recent sale price for TALL TREES of £472,500 on 14th September 2016. For the value to have increased from £472,500 to £562,326 over the nine years and seven months to February 2025, the following assumptions must hold true:

• The value of TALL TREES has moved in line with the HPI for semi-detached houses in the Woking local authority area.
• The September 2016 sale price of £472,500 represented a fair market value for the property.
• The size, condition, and specification of TALL TREES has not materially changed since September 2016.

How Large is TALL TREES?

TALL TREES is 88m², which includes one extension, according to the EPC inspection conducted in October 2011. This puts it in the smallest 10% of semi-detached houses houses in Pyrford, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Pyrford, and where TALL TREES lies on this distribution: 4% of semi-detached houses houses are smaller than TALL TREES, and 96% of houses are larger. Note that EPC data is not available for all properties in Pyrford.

TALL TREES: Plot and Title Map

TALL TREES sits on a plot of roughly 0.132 of an acre, or 533m². The below map shows the location of TALL TREES, 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 TALL TREES). 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 TALL TREES?

TALL TREES is located on COLDHARBOUR LANE in WOKING, in the GU22 postcode district. The below map shows the position of TALL TREES on COLDHARBOUR LANE.