THE CEDARS, POOLE LANE, WOOLACOMBE, EX34 7AP - £475,000

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 CEDARS is a very large extended detached house of 215m², built sometime from 2012 onwards, which could now be worth an estimated £548,208. It was last sold for £475,000 in August 2021, which was around 23% above the average August 2021 detached price in the North Devon local authority area. The most recent EPC inspection was August 2024, where the current energy rating was C, and the potential energy rating was C.

THE CEDARS Sold Prices

Land registry data shows three sales for THE CEDARS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Devon local authority area for the corresponding sale date. All of the three THE CEDARS 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
2021 23 AUG	£475,000	£385,695	23% above HPI
1999 10 DEC	£148,500	£112,482	32% above HPI
1997 10 SEP	£100,000	£90,444	11% above HPI

THE CEDARS Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Devon local authority area over time, sourced from the HPI. The three THE CEDARS sales between September 1997 and August 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 December 1999 sale was for 32% above the HPI. So the extrapolation line tracks at 32% above the HPI over time, until the August 2021 sale, where it falls to 23% above the HPI. The line then continues to track at 23% above the HPI.

What might THE CEDARS be worth now?

THE CEDARS might now be worth an estimated £548,208.

This is based on house price inflation of 15.4%, between August 2021 and February 2025, for detached houses, in the North Devon local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 15.4% inflationary increase is applied to the most recent sale price for THE CEDARS of £475,000 on 23rd August 2021. For the value to have increased from £475,000 to £548,208 over the four years and six months to February 2025, the following assumptions must hold true:

• The value of THE CEDARS has moved in line with the HPI for detached houses in the North Devon local authority area.
• The August 2021 sale price of £475,000 represented a fair market value for the property.
• The size, condition, and specification of THE CEDARS has not materially changed since August 2021.

How Large is THE CEDARS?

THE CEDARS is 215m², which includes one extension, according to the EPC inspection conducted in August 2024. This puts it in the largest 10% of detached houses houses in Woolacombe, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woolacombe, and where THE CEDARS lies on this distribution: 91% of detached houses houses are smaller than THE CEDARS, and 8% of houses are larger. Note that EPC data is not available for all properties in Woolacombe.

THE CEDARS: Plot and Title Map

THE CEDARS sits on a plot of roughly 0.280 of an acre, or 1,134m². The below map shows the location of THE CEDARS, 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 CEDARS). 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 CEDARS?

THE CEDARS is located on POOLE LANE in WOOLACOMBE, in the EX34 postcode district. The below map shows the position of THE CEDARS on POOLE LANE.