THE WILLOWS, MAIN ROAD, PILLOWELL, LYDNEY, GL15 4QX - £405,000

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 WILLOWS is a large extended detached house of 147m², built sometime before 1900, which could now be worth an estimated £461,397. It was last sold for £405,000 in September 2021, which was around 21% above the average September 2021 detached price in the Forest of Dean local authority area. The most recent EPC inspection was July 2021, where the current energy rating was F, and the potential energy rating was C.

THE WILLOWS Sold Prices

Land registry data shows three sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Forest of Dean local authority area for the corresponding sale date. Two of the three THE WILLOWS 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
2021 17 SEP	£405,000	£335,330	21% above HPI
2012 3 APR	£176,000	£230,367	24% below HPI
2002 1 MAR	£141,000	£128,433	10% above HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Forest of Dean local authority area over time, sourced from the HPI. The three THE WILLOWS sales between March 2002 and September 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 April 2012 sale was for 24% below the HPI. So the extrapolation line tracks at 24% below the HPI over time, until the September 2021 sale, where it rises to 21% above the HPI. The line then continues to track at 21% above the HPI.

What might THE WILLOWS be worth now?

THE WILLOWS might now be worth an estimated £461,397.

This is based on house price inflation of 13.9%, between September 2021 and December 2024, for detached houses, in the Forest of Dean local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.9% inflationary increase is applied to the most recent sale price for THE WILLOWS of £405,000 on 17th September 2021. For the value to have increased from £405,000 to £461,397 over the two years and nine months to December 2024, the following assumptions must hold true:

• The value of THE WILLOWS has moved in line with the HPI for detached houses in the Forest of Dean local authority area.
• The September 2021 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of THE WILLOWS has not materially changed since September 2021.

How Large is THE WILLOWS?

THE WILLOWS is 147m², which includes one extension, according to the EPC inspection conducted in July 2021. This puts it in the largest 30% of detached houses houses in Yorkley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Yorkley, and where THE WILLOWS lies on this distribution: 74% of detached houses houses are smaller than THE WILLOWS, and 26% of houses are larger. Note that EPC data is not available for all properties in Yorkley.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.185 of an acre, or 748m². The below map shows the location of THE WILLOWS, 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 WILLOWS). 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 WILLOWS?

THE WILLOWS is located on MAIN ROAD in PILLOWELL, in the GL15 postcode district. The below map shows the position of THE WILLOWS on MAIN ROAD.