THE MINNOW, GREEN LANE, LELANT, ST IVES, TR26 3JU - £425,000

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 MINNOW is a very small extended detached house of 95m², built sometime between 1950 and 1966, which could now be worth an estimated £481,904. It was last sold for £425,000 in December 2020, which was around 10% above the average December 2020 detached price in the Cornwall local authority area. The most recent EPC inspection was September 2020, where the current energy rating was E, and the potential energy rating was B.

THE MINNOW Sold Prices

Land registry data shows two sales for THE MINNOW since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Cornwall local authority area for the corresponding sale date. One of the two THE MINNOW sales was for above the average price, whilst the other was 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 3 DEC	£425,000	£385,602	10% above HPI
1997 31 JAN	£71,000	£77,837	9% below HPI

THE MINNOW Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cornwall local authority area over time, sourced from the HPI. The two THE MINNOW sales from January 1997 and December 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 January 1997 sale was for 9% below the HPI. So the extrapolation line tracks at 9% below the HPI over time, until the December 2020 sale, where it rises to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might THE MINNOW be worth now?

THE MINNOW might now be worth an estimated £481,904.

This is based on house price inflation of 13.4%, between December 2020 and February 2025, for detached houses, in the Cornwall local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.4% inflationary increase is applied to the most recent sale price for THE MINNOW of £425,000 on 3rd December 2020. For the value to have increased from £425,000 to £481,904 over the five years and ten months to February 2025, the following assumptions must hold true:

• The value of THE MINNOW has moved in line with the HPI for detached houses in the Cornwall local authority area.
• The December 2020 sale price of £425,000 represented a fair market value for the property.
• The size, condition, and specification of THE MINNOW has not materially changed since December 2020.

How Large is THE MINNOW?

THE MINNOW is 95m², which includes one extension, according to the EPC inspection conducted in September 2020. This puts it in the smallest 20% of detached houses houses in Lelant, based on EPC data. The below chart shows the distribution of detached houses houses by size in Lelant, and where THE MINNOW lies on this distribution: 18% of detached houses houses are smaller than THE MINNOW, and 80% of houses are larger. Note that EPC data is not available for all properties in Lelant.

THE MINNOW: Plot and Title Map

THE MINNOW sits on a plot of roughly 0.170 of an acre, or 689m². The below map shows the location of THE MINNOW, 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 MINNOW). 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 MINNOW?

THE MINNOW is located on GREEN LANE in LELANT, in the TR26 postcode district. The below map shows the position of THE MINNOW on GREEN LANE.