THE PINES, VALLEY FARM ROAD, MELTON, WOODBRIDGE, IP12 1LJ - £430,000

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 large extended detached house of 166m², built sometime between 1967 and 1975. It was last sold for £430,000 in October 2012, which was around 69% above the average October 2012 detached price in the East Suffolk local authority area. The most recent EPC inspection was September 2022, 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 East Suffolk local authority area for the corresponding sale date. One of the two THE PINES 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
2012 29 OCT	£430,000	£253,690	69% above HPI
2008 10 OCT	£225,000	£245,381	8% below HPI

THE PINES Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The two THE PINES sales from October 2008 and October 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 2008 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the October 2012 sale, where it rises to 69% above the HPI. The line then continues to track at 69% above the HPI.

How Large is THE PINES?

THE PINES is 166m², which includes one extension, according to the EPC inspection conducted in September 2022. This puts it in the largest 30% of detached houses in Melton, based on EPC data. The below chart shows the distribution of detached houses by size in Melton, and where THE PINES lies on this distribution: 76% of detached houses are smaller than THE PINES, and 24% of houses are larger. Note that EPC data is not available for all properties in Melton.

THE PINES: Plot and Title Map

THE PINES sits on a plot of roughly 0.253 of an acre, or 1,024m². 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 VALLEY FARM ROAD in MELTON, in the IP12 postcode district. The below map shows the position of THE PINES on VALLEY FARM ROAD.