THE ROOKERY, HIGH STREET, EAST HARPTREE, BRISTOL, BS40 6AX - £485,000

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 ROOKERY is a large extended detached house of 181m², built sometime between 1950 and 1966, which could now be worth an estimated £485,219. It was last sold for £485,000 in April 2022, which was around 31% below the average April 2022 detached price in the Bath and North East Somerset local authority area. The most recent EPC inspection was November 2023, where the current energy rating was E, and the potential energy rating was C.

THE ROOKERY Sold Prices

Land registry data shows two sales for THE ROOKERY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Bath and North East Somerset local authority area for the corresponding sale date. Both of the two THE ROOKERY 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
2022 13 APR	£485,000	£703,430	31% below HPI
2009 23 OCT	£245,000	£360,770	32% below HPI

THE ROOKERY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Bath and North East Somerset local authority area over time, sourced from the HPI. The two THE ROOKERY sales from October 2009 and April 2022 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 2009 sale was for 32% below the HPI. So the extrapolation line tracks at 32% below the HPI over time, until the April 2022 sale, where it rises to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might THE ROOKERY be worth now?

THE ROOKERY might now be worth an estimated £485,219.

This is based on house price inflation of 0%, between April 2022 and February 2025, for detached houses, in the Bath and North East Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0% inflationary increase is applied to the most recent sale price for THE ROOKERY of £485,000 on 13th April 2022. For the value to have increased from £485,000 to £485,219 over the three years and two months to February 2025, the following assumptions must hold true:

• The value of THE ROOKERY has moved in line with the HPI for detached houses in the Bath and North East Somerset local authority area.
• The April 2022 sale price of £485,000 represented a fair market value for the property.
• The size, condition, and specification of THE ROOKERY has not materially changed since April 2022.

How Large is THE ROOKERY?

THE ROOKERY is 181m², which includes one extension, according to the EPC inspection conducted in November 2023. This puts it in the largest 40% of detached houses houses in East Harptree, based on EPC data. The below chart shows the distribution of detached houses houses by size in East Harptree, and where THE ROOKERY lies on this distribution: 63% of detached houses houses are smaller than THE ROOKERY, and 37% of houses are larger. Note that EPC data is not available for all properties in East Harptree.

THE ROOKERY: Plot and Title Map

THE ROOKERY sits on a plot of roughly 0.132 of an acre, or 534m². The below map shows the location of THE ROOKERY, 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 ROOKERY). 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 ROOKERY?

THE ROOKERY is located on HIGH STREET in EAST HARPTREE, in the BS40 postcode district. The below map shows the position of THE ROOKERY on HIGH STREET.