THE OLD DAIRY, INSTOW, BIDEFORD, EX39 4HU - £235,000

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 OLD DAIRY is a very small extended detached house of 64m², built sometime before 1900, which could now be worth an estimated £359,054. It was last sold for £235,000 in August 2011, which was around 17% below the average August 2011 detached price in the North Devon local authority area. The most recent EPC inspection was June 2022, where the current energy rating was C, and the potential energy rating was B.

THE OLD DAIRY Sold Prices

Land registry data shows three sales for THE OLD DAIRY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Devon local authority area for the corresponding sale date. All of the three THE OLD DAIRY 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
2011 23 AUG	£235,000	£281,950	17% below HPI
1999 30 APR	£81,000	£101,018	20% below HPI
1997 15 DEC	£75,000	£93,439	20% below HPI

THE OLD DAIRY Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Devon local authority area over time, sourced from the HPI. The three THE OLD DAIRY sales between December 1997 and August 2011 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 April 1999 sale was for 20% below the HPI. So the extrapolation line tracks at 20% below the HPI over time, until the August 2011 sale, where it rises to 17% below the HPI. The line then continues to track at 17% below the HPI.

What might THE OLD DAIRY be worth now?

THE OLD DAIRY might now be worth an estimated £359,054.

This is based on house price inflation of 52.8%, between August 2011 and December 2024, for detached houses, in the North Devon local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 52.8% inflationary increase is applied to the most recent sale price for THE OLD DAIRY of £235,000 on 23rd August 2011. For the value to have increased from £235,000 to £359,054 over the twelve years and eight months to December 2024, the following assumptions must hold true:

• The value of THE OLD DAIRY has moved in line with the HPI for detached houses in the North Devon local authority area.
• The August 2011 sale price of £235,000 represented a fair market value for the property.
• The size, condition, and specification of THE OLD DAIRY has not materially changed since August 2011.

How Large is THE OLD DAIRY?

THE OLD DAIRY is 64m², which includes one extension, according to the EPC inspection conducted in June 2022. This puts it in the smallest 10% of detached houses houses in Instow, based on EPC data. The below chart shows the distribution of detached houses houses by size in Instow, and where THE OLD DAIRY lies on this distribution: 7% of detached houses houses are smaller than THE OLD DAIRY, and 93% of houses are larger. Note that EPC data is not available for all properties in Instow.

THE OLD DAIRY: Plot and Title Map

THE OLD DAIRY sits on a plot of roughly 0.043 of an acre, or 175m². The below map shows the location of THE OLD DAIRY, 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 OLD DAIRY). 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 OLD DAIRY?

THE OLD DAIRY is located in INSTOW, in the EX39 postcode district. The below map shows the position of THE OLD DAIRY in INSTOW.