THE PINES, EDWARD ROAD, WINCHESTER, SO23 9RB - £1,640,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

THE PINES is a very large extended detached house of 226m², built sometime between 1983 and 1990. It was last sold for £1,640,000 in June 2021, which was around 142% above the average June 2021 detached price in the Winchester local authority area. The most recent EPC inspection was December 2013, where the current energy rating was C, and the potential energy rating was C.

THE PINES Sold Prices

Land registry data shows two sales for THE PINES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Winchester local authority area for the corresponding sale date. Both of the two THE PINES sales were 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
2021 29 JUN	£1,640,000	£676,687	142% above HPI
2012 2 AUG	£920,000	£474,832	94% above HPI

THE PINES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Winchester local authority area over time, sourced from the HPI. The two THE PINES sales from August 2012 and June 2021 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 2012 sale was for 94% above the HPI. So the extrapolation line tracks at 94% above the HPI over time, until the June 2021 sale, where it rises to 142% above the HPI. The line then continues to track at 142% above the HPI.

How Large is THE PINES?

THE PINES is 226m², which includes three extensions, according to the EPC inspection conducted in December 2013. This puts it in the largest 20% of detached houses in Winchester, based on EPC data. The below chart shows the distribution of detached houses by size in Winchester, and where THE PINES lies on this distribution: 87% of detached houses are smaller than THE PINES, and 13% of houses are larger. Note that EPC data is not available for all properties in Winchester.

THE PINES: Plot and Title Map

THE PINES sits on a plot of roughly 0.268 of an acre, or 1,083m². The below map shows the location of THE PINES, 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 PINES). 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 PINES?

THE PINES is located on EDWARD ROAD in WINCHESTER, in the SO23 postcode district. The below map shows the position of THE PINES on EDWARD ROAD.