THE BRIERS, BLACKSMITH LANE, EAST KEAL, SPILSBY, PE23 4AZ - £275,000

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 BRIERS is a very small detached house of 71m², built sometime between 1996 and 2002, which could now be worth an estimated £280,921. It was last sold for £275,000 in July 2022, which was around 1% below the average July 2022 detached price in the East Lindsey local authority area. The most recent EPC inspection was August 2021, where the current energy rating was C, and the potential energy rating was C.

THE BRIERS Sold Prices

Land registry data shows four sales for THE BRIERS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the East Lindsey local authority area for the corresponding sale date. Most of the four THE BRIERS 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
2022 27 JUL	£275,000	£278,887	1% below HPI
2013 1 AUG	£184,950	£167,897	10% above HPI
2009 25 SEP	£157,000	£167,897	6% below HPI
2007 10 AUG	£165,000	£195,098	15% below HPI

THE BRIERS Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Lindsey local authority area over time, sourced from the HPI. The four THE BRIERS sales between August 2007 and July 2022 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 2013 sale was for 10% above the HPI. So the extrapolation line tracks at 10% above the HPI over time, until the July 2022 sale, where it falls to 1% below the HPI. The line then continues to track at 1% below the HPI.

What might THE BRIERS be worth now?

THE BRIERS might now be worth an estimated £280,921.

This is based on house price inflation of 2.2%, between July 2022 and December 2024, for detached houses, in the East Lindsey local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.2% inflationary increase is applied to the most recent sale price for THE BRIERS of £275,000 on 27th July 2022. For the value to have increased from £275,000 to £280,921 over the one year and seven months to December 2024, the following assumptions must hold true:

• The value of THE BRIERS has moved in line with the HPI for detached houses in the East Lindsey local authority area.
• The July 2022 sale price of £275,000 represented a fair market value for the property.
• The size, condition, and specification of THE BRIERS has not materially changed since July 2022.

How Large is THE BRIERS?

THE BRIERS is 71m² according to the EPC inspection conducted in August 2021. This puts it in the smallest 10% of detached houses houses in East Keal, based on EPC data. The below chart shows the distribution of detached houses houses by size in East Keal, and where THE BRIERS lies on this distribution: 7% of detached houses houses are smaller than THE BRIERS, and 93% of houses are larger. Note that EPC data is not available for all properties in East Keal.

THE BRIERS: Plot and Title Map

THE BRIERS sits on a plot of roughly 0.111 of an acre, or 448m². The below map shows the location of THE BRIERS, 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 BRIERS). 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 BRIERS?

THE BRIERS is located on BLACKSMITH LANE in EAST KEAL, in the PE23 postcode district. The below map shows the position of THE BRIERS on BLACKSMITH LANE.