THE BARN, EAST CLOSE, WEST COKER, YEOVIL, BA22 9BQ - £370,000

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

THE BARN is a very small detached house of 93m², built sometime from 2007 onwards, which could now be worth an estimated £425,128. It was last sold for £370,000 in June 2021, which was around 7% below the average June 2021 detached price in the Somerset local authority area. The most recent EPC inspection was October 2014, where the current energy rating was D, and the potential energy rating was B.

THE BARN Sold Prices

Land registry data shows three sales for THE BARN since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Somerset local authority area for the corresponding sale date. All of the three THE BARN sales were for below 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
2021 21 JUN	£370,000	£398,518	7% below HPI
2020 16 APR	£12,000	£372,868	97% below HPI
2015 24 SEP	£253,000	£319,422	21% below HPI

THE BARN Price Paid vs. HPI Average

The below graph shows the average detached house price in the Somerset local authority area over time, sourced from the HPI. The three THE BARN sales between September 2015 and June 2021 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 April 2020 sale was for 97% below the HPI. So the extrapolation line tracks at 97% below the HPI over time, until the June 2021 sale, where it rises to 7% below the HPI. The line then continues to track at 7% below the HPI.

What might THE BARN be worth now?

THE BARN might now be worth an estimated £425,128.

This is based on house price inflation of 14.9%, between June 2021 and December 2024, for detached houses, in the Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 14.9% inflationary increase is applied to the most recent sale price for THE BARN of £370,000 on 21st June 2021. For the value to have increased from £370,000 to £425,128 over the two years and six months to December 2024, the following assumptions must hold true:

• The value of THE BARN has moved in line with the HPI for detached houses in the Somerset local authority area.
• The June 2021 sale price of £370,000 represented a fair market value for the property.
• The size, condition, and specification of THE BARN has not materially changed since June 2021.

How Large is THE BARN?

THE BARN is 93m² according to the EPC inspection conducted in October 2014. This puts it in the smallest 20% of detached houses houses in West Coker, based on EPC data. The below chart shows the distribution of detached houses houses by size in West Coker, and where THE BARN lies on this distribution: 15% of detached houses houses are smaller than THE BARN, and 85% of houses are larger. Note that EPC data is not available for all properties in West Coker.

THE BARN: Plot and Title Map

THE BARN sits on a plot of roughly 0.105 of an acre, or 424m². The below map shows the location of THE BARN, 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 THE BARN). 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 THE BARN?

THE BARN is located on EAST CLOSE in WEST COKER, in the BA22 postcode district. The below map shows the position of THE BARN on EAST CLOSE.