THE WILLOWS, SCHOOL LANE, EAST KEAL, SPILSBY, PE23 4AU - £350,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

THE WILLOWS is a large extended detached house of 175m², built sometime between 1976 and 1982, which could now be worth an estimated £442,850. It was last sold for £350,000 in December 2019, which was around 55% above the average December 2019 detached price in the East Lindsey local authority area. The most recent EPC inspection was January 2019, where the current energy rating was C, and the potential energy rating was B.

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 East Lindsey local authority area for the corresponding sale date. All of the three THE WILLOWS 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
2019 16 DEC	£350,000	£226,235	55% above HPI
2013 30 AUG	£315,000	£167,897	88% above HPI
2004 1 SEP	£282,000	£165,938	70% above HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Lindsey local authority area over time, sourced from the HPI. The three THE WILLOWS sales between September 2004 and December 2019 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 August 2013 sale was for 88% above the HPI. So the extrapolation line tracks at 88% above the HPI over time, until the December 2019 sale, where it falls to 55% above the HPI. The line then continues to track at 55% above the HPI.

What might THE WILLOWS be worth now?

THE WILLOWS might now be worth an estimated £442,850.

This is based on house price inflation of 26.5%, between December 2019 and February 2025, for detached houses, in the East Lindsey local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 26.5% inflationary increase is applied to the most recent sale price for THE WILLOWS of £350,000 on 16th December 2019. For the value to have increased from £350,000 to £442,850 over the six years and ten months to February 2025, the following assumptions must hold true:

• The value of THE WILLOWS has moved in line with the HPI for detached houses in the East Lindsey local authority area.
• The December 2019 sale price of £350,000 represented a fair market value for the property.
• The size, condition, and specification of THE WILLOWS has not materially changed since December 2019.

How Large is THE WILLOWS?

THE WILLOWS is 175m², which includes one extension, according to the EPC inspection conducted in January 2019. This puts it in the largest 40% of detached houses houses in East Keal, based on EPC data. The below chart shows the distribution of detached houses houses by size in East Keal, and where THE WILLOWS lies on this distribution: 69% of detached houses houses are smaller than THE WILLOWS, and 31% of houses are larger. Note that EPC data is not available for all properties in East Keal.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.806 of an acre, or 3,260m². 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 SCHOOL LANE in EAST KEAL, in the PE23 postcode district. The below map shows the position of THE WILLOWS on SCHOOL LANE.