THE OLD DAIRY, WATLING STREET, HOCKLIFFE, LEIGHTON BUZZARD, LU7 9NF - £245,000

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 large extended detached house of 122m², built sometime before 1900, which could now be worth an estimated £461,845. It was last sold for £245,000 in July 2012, which was around 24% below the average July 2012 detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was May 2011, where the current energy rating was F, and the potential energy rating was E.

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 Central Bedfordshire local authority area for the corresponding sale date. Two of the three THE OLD DAIRY sales were for below the average price, whilst one was for above 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
2012 6 JUL	£245,000	£323,235	24% below HPI
2005 28 OCT	£249,000	£303,432	18% below HPI
1999 11 NOV	£197,500	£158,856	24% above HPI

THE OLD DAIRY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The three THE OLD DAIRY sales between November 1999 and July 2012 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 October 2005 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the July 2012 sale, where it falls to 24% below the HPI. The line then continues to track at 24% below the HPI.

What might THE OLD DAIRY be worth now?

THE OLD DAIRY might now be worth an estimated £461,845.

This is based on house price inflation of 88.5%, between July 2012 and December 2024, for detached houses, in the Central Bedfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 88.5% inflationary increase is applied to the most recent sale price for THE OLD DAIRY of £245,000 on 6th July 2012. For the value to have increased from £245,000 to £461,845 over the eleven years and seven 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 Central Bedfordshire local authority area.
• The July 2012 sale price of £245,000 represented a fair market value for the property.
• The size, condition, and specification of THE OLD DAIRY has not materially changed since July 2012.

How Large is THE OLD DAIRY?

THE OLD DAIRY is 122m², which includes one extension, according to the EPC inspection conducted in May 2011. This puts it in the largest 30% of detached houses houses in Hockliffe, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hockliffe, and where THE OLD DAIRY lies on this distribution: 72% of detached houses houses are smaller than THE OLD DAIRY, and 28% of houses are larger. Note that EPC data is not available for all properties in Hockliffe.

THE OLD DAIRY: Plot and Title Map

THE OLD DAIRY sits on a plot of roughly 0.133 of an acre, or 540m². 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 on WATLING STREET in HOCKLIFFE, in the LU7 postcode district. The below map shows the position of THE OLD DAIRY on WATLING STREET.