THE COTTAGE, BEECH ROAD, MERSTHAM, REDHILL, RH1 3AE - £1,070,000

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 COTTAGE is a midsized extended detached house of 192m², built sometime between 1950 and 1966, which could now be worth an estimated £1,212,295. It was last sold for £1,070,000 in November 2018, which was around 34% above the average November 2018 detached price in the Reigate and Banstead local authority area. The most recent EPC inspection was January 2016, where the current energy rating was E, and the potential energy rating was C.

THE COTTAGE Sold Prices

Land registry data shows two sales for THE COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Reigate and Banstead local authority area for the corresponding sale date. Both of the two THE COTTAGE 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
2018 2 NOV	£1,070,000	£796,466	34% above HPI
2001 14 DEC	£385,000	£336,663	14% above HPI

THE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reigate and Banstead local authority area over time, sourced from the HPI. The two THE COTTAGE sales from December 2001 and November 2018 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 2001 sale was for 14% above the HPI. So the extrapolation line tracks at 14% above the HPI over time, until the November 2018 sale, where it rises to 34% above the HPI. The line then continues to track at 34% above the HPI.

What might THE COTTAGE be worth now?

THE COTTAGE might now be worth an estimated £1,212,295.

This is based on house price inflation of 13.3%, between November 2018 and December 2024, for detached houses, in the Reigate and Banstead local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.3% inflationary increase is applied to the most recent sale price for THE COTTAGE of £1,070,000 on 2nd November 2018. For the value to have increased from £1,070,000 to £1,212,295 over the five years and eleven months to December 2024, the following assumptions must hold true:

• The value of THE COTTAGE has moved in line with the HPI for detached houses in the Reigate and Banstead local authority area.
• The November 2018 sale price of £1,070,000 represented a fair market value for the property.
• The size, condition, and specification of THE COTTAGE has not materially changed since November 2018.

How Large is THE COTTAGE?

THE COTTAGE is 192m², which includes two extensions, according to the EPC inspection conducted in January 2016. This puts it in the smallest 50% of detached houses houses in Merstham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Merstham, and where THE COTTAGE lies on this distribution: 41% of detached houses houses are smaller than THE COTTAGE, and 59% of houses are larger. Note that EPC data is not available for all properties in Merstham.

THE COTTAGE: Plot and Title Map

THE COTTAGE sits on a plot of roughly 0.734 of an acre, or 2,970m². The below map shows the location of THE COTTAGE, 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 COTTAGE). 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 COTTAGE?

THE COTTAGE is located on BEECH ROAD in MERSTHAM, in the RH1 postcode district. The below map shows the position of THE COTTAGE on BEECH ROAD.