THE COT, WOOD END GREEN, HENHAM, BISHOP'S STORTFORD, CM22 6AZ - £427,500

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 COT is a very small detached house of 106m², built sometime between 2007 and 2011, which could now be worth an estimated £492,891. It was last sold for £427,500 in August 2019, which was around 30% below the average August 2019 detached price in the Uttlesford local authority area. The most recent EPC inspection was September 2024, where the current energy rating was C, and the potential energy rating was B.

THE COT Sold Prices

Land registry data shows six sales for THE COT since 1^st January 1995. The below table shows the price paid for the six sales, along with the average detached price in the Uttlesford local authority area for the corresponding sale date. All of the six THE COT 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
2019 5 AUG	£427,500	£611,406	30% below HPI
2016 9 SEP	£397,500	£595,223	33% below HPI
2014 18 DEC	£375,000	£510,258	27% below HPI
2014 16 MAY	£150,000	£492,816	70% below HPI
1999 4 NOV	£84,000	£212,966	61% below HPI
1996 29 NOV	£56,000	£141,033	60% below HPI

THE COT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Uttlesford local authority area over time, sourced from the HPI. The six THE COT sales between November 1996 and August 2019 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 September 2016 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the August 2019 sale, where it rises to 30% below the HPI. The line then continues to track at 30% below the HPI.

What might THE COT be worth now?

THE COT might now be worth an estimated £492,891.

This is based on house price inflation of 15.3%, between August 2019 and December 2024, for detached houses, in the Uttlesford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 15.3% inflationary increase is applied to the most recent sale price for THE COT of £427,500 on 5th August 2019. For the value to have increased from £427,500 to £492,891 over the four years and eight months to December 2024, the following assumptions must hold true:

• The value of THE COT has moved in line with the HPI for detached houses in the Uttlesford local authority area.
• The August 2019 sale price of £427,500 represented a fair market value for the property.
• The size, condition, and specification of THE COT has not materially changed since August 2019.

How Large is THE COT?

THE COT is 106m² according to the EPC inspection conducted in September 2024. This puts it in the smallest 20% of detached houses houses in Henham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Henham, and where THE COT lies on this distribution: 18% of detached houses houses are smaller than THE COT, and 81% of houses are larger. Note that EPC data is not available for all properties in Henham.

THE COT: Plot and Title Map

THE COT sits on a plot of roughly 0.032 of an acre, or 130m². The below map shows the location of THE COT, 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 COT). 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 COT?

THE COT is located on WOOD END GREEN in HENHAM, in the CM22 postcode district. The below map shows the position of THE COT on WOOD END GREEN.