THE BLACKSMITHS YARD, CHANNONS HILL, BRISTOL, BS16 2DY - £390,000

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 BLACKSMITHS YARD is a small detached house of 96m², built sometime between 2007 and 2011, which could now be worth an estimated £403,701. It was last sold for £390,000 in April 2024, which was around 41% below the average April 2024 detached price in the City of Bristol local authority area. The most recent EPC inspection was July 2023, where the current energy rating was C, and the potential energy rating was B.

THE BLACKSMITHS YARD Sold Prices

Land registry data shows two sales for THE BLACKSMITHS YARD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the City of Bristol local authority area for the corresponding sale date. Both of the two THE BLACKSMITHS YARD 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
2024 10 APR	£390,000	£659,953	41% below HPI
2021 8 JUN	£285,000	£597,386	52% below HPI

THE BLACKSMITHS YARD Price Paid vs. HPI Average

The below graph shows the average detached house price in the City of Bristol local authority area over time, sourced from the HPI. The two THE BLACKSMITHS YARD sales from June 2021 and April 2024 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 June 2021 sale was for 52% below the HPI. So the extrapolation line tracks at 52% below the HPI over time, until the April 2024 sale, where it rises to 41% below the HPI. The line then continues to track at 41% below the HPI.

What might THE BLACKSMITHS YARD be worth now?

THE BLACKSMITHS YARD might now be worth an estimated £403,701.

This is based on house price inflation of 3.5%, between April 2024 and December 2024, for detached houses, in the City of Bristol local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.5% inflationary increase is applied to the most recent sale price for THE BLACKSMITHS YARD of £390,000 on 10th April 2024. For the value to have increased from £390,000 to £403,701 over the four months to December 2024, the following assumptions must hold true:

• The value of THE BLACKSMITHS YARD has moved in line with the HPI for detached houses in the City of Bristol local authority area.
• The April 2024 sale price of £390,000 represented a fair market value for the property.
• The size, condition, and specification of THE BLACKSMITHS YARD has not materially changed since April 2024.

How Large is THE BLACKSMITHS YARD?

THE BLACKSMITHS YARD is 96m² according to the EPC inspection conducted in July 2023. This puts it in the smallest 40% of detached houses houses in Fishponds, based on EPC data. The below chart shows the distribution of detached houses houses by size in Fishponds, and where THE BLACKSMITHS YARD lies on this distribution: 40% of detached houses houses are smaller than THE BLACKSMITHS YARD, and 59% of houses are larger. Note that EPC data is not available for all properties in Fishponds.

THE BLACKSMITHS YARD: Plot and Title Map

THE BLACKSMITHS YARD sits on a plot of roughly 0.036 of an acre, or 145m². The below map shows the location of THE BLACKSMITHS YARD, 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 BLACKSMITHS YARD). 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 BLACKSMITHS YARD?

THE BLACKSMITHS YARD is located on CHANNONS HILL in BRISTOL, in the BS16 postcode district. The below map shows the position of THE BLACKSMITHS YARD on CHANNONS HILL.