THE SMITHY, HORTON, ILMINSTER, TA19 9QT - £420,000

THE SMITHY is a very large extended detached house of 179m², built sometime before 1900. It was last sold for £420,000 in June 2015, which was around 40% above the average June 2015 detached price in the Somerset local authority area. The most recent EPC inspection was March 2014, where the current energy rating was E, and the potential energy rating was B.

THE SMITHY Sold Prices

Land registry data shows three sales for THE SMITHY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Somerset local authority area for the corresponding sale date. All of the three THE SMITHY 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
2015 26 JUN	£420,000	£299,758	40% above HPI
2002 10 DEC	£290,000	£205,048	41% above HPI
1995 29 SEP	£128,500	£84,147	53% above HPI

THE SMITHY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Somerset local authority area over time, sourced from the HPI. The three THE SMITHY sales between September 1995 and June 2015 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 December 2002 sale was for 41% above the HPI. So the extrapolation line tracks at 41% above the HPI over time, until the June 2015 sale, where it falls to 40% above the HPI. The line then continues to track at 40% above the HPI.

How Large is THE SMITHY?

THE SMITHY is 179m², which includes one extension, according to the EPC inspection conducted in March 2014. This puts it in the largest 20% of detached houses in Horton, based on EPC data. The below chart shows the distribution of detached houses by size in Horton, and where THE SMITHY lies on this distribution: 85% of detached houses are smaller than THE SMITHY, and 15% of houses are larger. Note that EPC data is not available for all properties in Horton.

THE SMITHY: Plot and Title Map

THE SMITHY sits on a plot of roughly 0.229 of an acre, or 926m². The below map shows the location of THE SMITHY, 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 SMITHY). 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 SMITHY?

THE SMITHY is located in HORTON, in the TA19 postcode district. The below map shows the position of THE SMITHY in HORTON.