THE COACH HOUSE, BLACKDOWN AVENUE, WOKING, GU22 8QG - £1,475,000

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 COACH HOUSE is a very large extended detached house of 235m², built sometime between 1930 and 1949, which could now be worth an estimated £1,566,208. It was last sold for £1,475,000 in September 2021, which was around 62% above the average September 2021 detached price in the Woking local authority area. The most recent EPC inspection was April 2013, where the current energy rating was D, and the potential energy rating was C.

THE COACH HOUSE Sold Prices

Land registry data shows four sales for THE COACH HOUSE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Woking local authority area for the corresponding sale date. All of the four THE COACH HOUSE 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 SEP	£1,475,000	£908,741	62% above HPI
2015 15 JUL	£1,175,000	£735,385	60% above HPI
2003 12 MAR	£680,000	£423,389	61% above HPI
1995 5 JAN	£232,000	£166,390	39% above HPI

THE COACH HOUSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Woking local authority area over time, sourced from the HPI. The four THE COACH HOUSE sales between January 1995 and September 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 July 2015 sale was for 60% above the HPI. So the extrapolation line tracks at 60% above the HPI over time, until the September 2021 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

What might THE COACH HOUSE be worth now?

THE COACH HOUSE might now be worth an estimated £1,566,208.

This is based on house price inflation of 6.2%, between September 2021 and February 2025, for detached houses, in the Woking local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6.2% inflationary increase is applied to the most recent sale price for THE COACH HOUSE of £1,475,000 on 23rd September 2021. For the value to have increased from £1,475,000 to £1,566,208 over the four years and seven months to February 2025, the following assumptions must hold true:

• The value of THE COACH HOUSE has moved in line with the HPI for detached houses in the Woking local authority area.
• The September 2021 sale price of £1,475,000 represented a fair market value for the property.
• The size, condition, and specification of THE COACH HOUSE has not materially changed since September 2021.

How Large is THE COACH HOUSE?

THE COACH HOUSE is 235m², which includes one extension, according to the EPC inspection conducted in April 2013. This puts it in the largest 20% of detached houses houses in Pyrford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Pyrford, and where THE COACH HOUSE lies on this distribution: 82% of detached houses houses are smaller than THE COACH HOUSE, and 17% of houses are larger. Note that EPC data is not available for all properties in Pyrford.

THE COACH HOUSE: Plot and Title Map

THE COACH HOUSE sits on a plot of roughly 0.198 of an acre, or 800m². The below map shows the location of THE COACH HOUSE, 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 COACH HOUSE). 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 COACH HOUSE?

THE COACH HOUSE is located on BLACKDOWN AVENUE in WOKING, in the GU22 postcode district. The below map shows the position of THE COACH HOUSE on BLACKDOWN AVENUE.