THE HEATHERS, MELLIS ROAD, YAXLEY, EYE, IP23 8DB - £220,000

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 HEATHERS is a very small semi-detached house of 66m², built sometime between 2003 and 2006, which could now be worth an estimated £262,635. It was last sold for £220,000 in April 2020, which was around 5% below the average April 2020 semi-detached price in the Mid Suffolk local authority area. The most recent EPC inspection was April 2014, where the current energy rating was C, and the potential energy rating was B.

THE HEATHERS Sold Prices

Land registry data shows four sales for THE HEATHERS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Mid Suffolk local authority area for the corresponding sale date. All of the four THE HEATHERS 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
2020 1 APR	£220,000	£231,435	5% below HPI
2012 24 FEB	£135,000	£162,891	17% below HPI
2003 14 APR	£117,500	£122,090	4% below HPI
2002 1 MAR	£77,500	£100,714	23% below HPI

THE HEATHERS Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Mid Suffolk local authority area over time, sourced from the HPI. The four THE HEATHERS sales between March 2002 and April 2020 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 February 2012 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the April 2020 sale, where it rises to 5% below the HPI. The line then continues to track at 5% below the HPI.

What might THE HEATHERS be worth now?

THE HEATHERS might now be worth an estimated £262,635.

This is based on house price inflation of 19.4%, between April 2020 and December 2024, for semi-detached houses, in the Mid Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 19.4% inflationary increase is applied to the most recent sale price for THE HEATHERS of £220,000 on 1st April 2020. For the value to have increased from £220,000 to £262,635 over the three years and four months to December 2024, the following assumptions must hold true:

• The value of THE HEATHERS has moved in line with the HPI for semi-detached houses in the Mid Suffolk local authority area.
• The April 2020 sale price of £220,000 represented a fair market value for the property.
• The size, condition, and specification of THE HEATHERS has not materially changed since April 2020.

How Large is THE HEATHERS?

THE HEATHERS is 66m² according to the EPC inspection conducted in April 2014. This puts it in the smallest 10% of semi-detached houses houses in Yaxley, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Yaxley, and where THE HEATHERS lies on this distribution: 3% of semi-detached houses houses are smaller than THE HEATHERS, and 97% of houses are larger. Note that EPC data is not available for all properties in Yaxley.

THE HEATHERS: Plot and Title Map

THE HEATHERS sits on a plot of roughly 0.038 of an acre, or 152m². The below map shows the location of THE HEATHERS, 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 HEATHERS). 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 HEATHERS?

THE HEATHERS is located on MELLIS ROAD in YAXLEY, in the IP23 postcode district. The below map shows the position of THE HEATHERS on MELLIS ROAD.