THE CIRCLE, SHEPHERDS WAY, FAIRLIGHT, HASTINGS, TN35 4BB - £345,000

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 CIRCLE is a very large extended detached house of 185m², built sometime between 1930 and 1949, which could now be worth an estimated £601,670. It was last sold for £345,000 in November 2010, which was around 6% above the average November 2010 detached price in the Rother local authority area. The most recent EPC inspection was March 2010, where the current energy rating was C, and the potential energy rating was C.

THE CIRCLE Sold Prices

Land registry data shows three sales for THE CIRCLE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Rother local authority area for the corresponding sale date. Two of the three THE CIRCLE sales were for above the average price, whilst one was 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
2010 10 NOV	£345,000	£326,125	6% above HPI
2005 7 APR	£177,500	£287,732	38% below HPI
1997 14 NOV	£118,900	£117,519	1% above HPI

THE CIRCLE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Rother local authority area over time, sourced from the HPI. The three THE CIRCLE sales between November 1997 and November 2010 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 2005 sale was for 38% below the HPI. So the extrapolation line tracks at 38% below the HPI over time, until the November 2010 sale, where it rises to 6% above the HPI. The line then continues to track at 6% above the HPI.

What might THE CIRCLE be worth now?

THE CIRCLE might now be worth an estimated £601,670.

This is based on house price inflation of 74.4%, between November 2010 and February 2025, for detached houses, in the Rother local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 74.4% inflationary increase is applied to the most recent sale price for THE CIRCLE of £345,000 on 10th November 2010. For the value to have increased from £345,000 to £601,670 over the fifteen years and nine months to February 2025, the following assumptions must hold true:

• The value of THE CIRCLE has moved in line with the HPI for detached houses in the Rother local authority area.
• The November 2010 sale price of £345,000 represented a fair market value for the property.
• The size, condition, and specification of THE CIRCLE has not materially changed since November 2010.

How Large is THE CIRCLE?

THE CIRCLE is 185m², which includes one extension, according to the EPC inspection conducted in March 2010. This puts it in the largest 10% of detached houses houses in Fairlight Cove, based on EPC data. The below chart shows the distribution of detached houses houses by size in Fairlight Cove, and where THE CIRCLE lies on this distribution: 93% of detached houses houses are smaller than THE CIRCLE, and 7% of houses are larger. Note that EPC data is not available for all properties in Fairlight Cove.

THE CIRCLE: Plot and Title Map

THE CIRCLE sits on a plot of roughly 0.297 of an acre, or 1,200m². The below map shows the location of THE CIRCLE, 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 CIRCLE). 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 CIRCLE?

THE CIRCLE is located on SHEPHERDS WAY in FAIRLIGHT, in the TN35 postcode district. The below map shows the position of THE CIRCLE on SHEPHERDS WAY.