THE COTTAGE, TOFTS LANE, HORNCLIFFE, BERWICK-UPON-TWEED, TD15 2XR - £240,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

THE COTTAGE is a very small extended detached house of 98m², built sometime before 1900, which could now be worth an estimated £258,902. It was last sold for £240,000 in November 2023, which was around 28% below the average November 2023 detached price in the Northumberland local authority area. The most recent EPC inspection was October 2021, where the current energy rating was E, and the potential energy rating was D.

THE COTTAGE Sold Prices

Land registry data shows four sales for THE COTTAGE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Northumberland local authority area for the corresponding sale date. All of the four THE COTTAGE 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
2023 24 NOV	£240,000	£333,522	28% below HPI
2003 30 MAY	£115,000	£160,516	28% below HPI
2003 18 MAR	£115,000	£148,208	22% below HPI
2001 6 APR	£85,000	£107,346	21% below HPI

THE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Northumberland local authority area over time, sourced from the HPI. The four THE COTTAGE sales between April 2001 and November 2023 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 May 2003 sale was for 28% below the HPI. So the extrapolation line tracks at 28% below the HPI over time, until the November 2023 sale, which was also at 28% below the HPI.

What might THE COTTAGE be worth now?

THE COTTAGE might now be worth an estimated £258,902.

This is based on house price inflation of 7.9%, between November 2023 and February 2025, for detached houses, in the Northumberland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 7.9% inflationary increase is applied to the most recent sale price for THE COTTAGE of £240,000 on 24th November 2023. For the value to have increased from £240,000 to £258,902 over the two years and nine months to February 2025, the following assumptions must hold true:

• The value of THE COTTAGE has moved in line with the HPI for detached houses in the Northumberland local authority area.
• The November 2023 sale price of £240,000 represented a fair market value for the property.
• The size, condition, and specification of THE COTTAGE has not materially changed since November 2023.

How Large is THE COTTAGE?

THE COTTAGE is 98m², which includes two extensions, according to the EPC inspection conducted in October 2021. This puts it in the smallest 20% of detached houses houses in Horncliffe, based on EPC data. The below chart shows the distribution of detached houses houses by size in Horncliffe, and where THE COTTAGE lies on this distribution: 13% of detached houses houses are smaller than THE COTTAGE, and 87% of houses are larger. Note that EPC data is not available for all properties in Horncliffe.

THE COTTAGE: Plot and Title Map

THE COTTAGE sits on a plot of roughly 0.140 of an acre, or 566m². 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 TOFTS LANE in HORNCLIFFE, in the TD15 postcode district. The below map shows the position of THE COTTAGE on TOFTS LANE.