THE SHELL HOUSE, MORLAIS RIDGE, WINCHELSEA BEACH, WINCHELSEA, TN36 4LL - £1,625,000

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 SHELL HOUSE is a very large extended detached house of 176m², built sometime between 2003 and 2006, which could now be worth an estimated £1,578,849. It was last sold for £1,625,000 in September 2024, which was around 178% above the average September 2024 detached price in the Rother local authority area. The most recent EPC inspection was August 2014, where the current energy rating was E, and the potential energy rating was C.

THE SHELL HOUSE Sold Prices

Land registry data shows three sales for THE SHELL HOUSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Rother local authority area for the corresponding sale date. Two of the three THE SHELL HOUSE sales were for above the average price, whilst one 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
2024 6 SEP	£1,625,000	£585,378	178% above HPI
2021 12 FEB	£925,000	£502,880	84% above HPI
2004 24 MAY	£250,000	£272,347	8% below HPI

THE SHELL HOUSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Rother local authority area over time, sourced from the HPI. The three THE SHELL HOUSE sales between May 2004 and September 2024 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 February 2021 sale was for 84% above the HPI. So the extrapolation line tracks at 84% above the HPI over time, until the September 2024 sale, where it rises to 178% above the HPI. The line then continues to track at 178% above the HPI.

What might THE SHELL HOUSE be worth now?

THE SHELL HOUSE might now be worth an estimated £1,578,849.

This is based on house price deflation of 2.8%, between September 2024 and February 2025, for detached houses, in the Rother local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.8% deflationary decrease is applied to the most recent sale price for THE SHELL HOUSE of £1,625,000 on 6th September 2024. For the value to have decreased from £1,625,000 to £1,578,849 over the one year and seven months to February 2025, the following assumptions must hold true:

• The value of THE SHELL HOUSE has moved in line with the HPI for detached houses in the Rother local authority area.
• The September 2024 sale price of £1,625,000 represented a fair market value for the property.
• The size, condition, and specification of THE SHELL HOUSE has not materially changed since September 2024.

How Large is THE SHELL HOUSE?

THE SHELL HOUSE is 176m², which includes four extensions, according to the EPC inspection conducted in August 2014. This puts it in the largest 10% of detached houses houses in Winchelsea Beach, based on EPC data. The below chart shows the distribution of detached houses houses by size in Winchelsea Beach, and where THE SHELL HOUSE lies on this distribution: 95% of detached houses houses are smaller than THE SHELL HOUSE, and 5% of houses are larger. Note that EPC data is not available for all properties in Winchelsea Beach.

THE SHELL HOUSE: Plot and Title Map

THE SHELL HOUSE sits on a plot of roughly 0.770 of an acre, or 3,118m². The below map shows the location of THE SHELL HOUSE, 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 SHELL HOUSE). 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 SHELL HOUSE?

THE SHELL HOUSE is located on MORLAIS RIDGE in WINCHELSEA BEACH, in the TN36 postcode district. The below map shows the position of THE SHELL HOUSE on MORLAIS RIDGE.