THE COTTAGE, WATERCRESS ROAD, BRISTOL, BS2 9YJ - £290,000

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 large extended detached house of 142m², built sometime before 1900, which could now be worth an estimated £578,979. It was last sold for £290,000 in March 2013, which was around 13% below the average March 2013 detached price in the City of Bristol local authority area. The most recent EPC inspection was December 2014, where the current energy rating was F, and the potential energy rating was D.

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 City of Bristol local authority area for the corresponding sale date. Both of the two 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
2013 1 MAR	£290,000	£333,350	13% below HPI
2007 29 AUG	£290,000	£349,201	17% below HPI

THE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the City of Bristol local authority area over time, sourced from the HPI. The two THE COTTAGE sales from August 2007 and March 2013 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 August 2007 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the March 2013 sale, where it rises to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might THE COTTAGE be worth now?

THE COTTAGE might now be worth an estimated £578,979.

This is based on house price inflation of 99.6%, between March 2013 and June 2025, for detached houses, in the City of Bristol local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 99.6% inflationary increase is applied to the most recent sale price for THE COTTAGE of £290,000 on 1st March 2013. For the value to have increased from £290,000 to £578,979 over the eleven years and nine months to June 2025, the following assumptions must hold true:

• The value of THE COTTAGE has moved in line with the HPI for detached houses in the City of Bristol local authority area.
• The March 2013 sale price of £290,000 represented a fair market value for the property.
• The size, condition, and specification of THE COTTAGE has not materially changed since March 2013.

How Large is THE COTTAGE?

THE COTTAGE is 142m², which includes two extensions, according to the EPC inspection conducted in December 2014. This puts it in the largest 40% of detached houses houses in Bristol, based on EPC data. The below chart shows the distribution of detached houses houses by size in Bristol, and where THE COTTAGE lies on this distribution: 60% of detached houses houses are smaller than THE COTTAGE, and 39% of houses are larger. Note that EPC data is not available for all properties in Bristol.

THE COTTAGE: Plot and Title Map

THE COTTAGE sits on a plot of roughly 0.167 of an acre, or 676m². 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 WATERCRESS ROAD in BRISTOL, in the BS2 postcode district. The below map shows the position of THE COTTAGE on WATERCRESS ROAD.