THE WILLOWS, WHITE SMOCK MEADOW, TINTAGEL ROAD, BOSCASTLE, PL35 0AS - £387,500

Based on the July 2024 Price Paid Data (released on 29th August 2024), the June 2024 House Price Index (released on 14th August 2024), and the July 2024 Energy Performance of Buildings Data (released on 29th August 2024). Sources

THE WILLOWS is a midsized detached house of 126m², built sometime between 1983 and 1990. It was last sold for £387,500 in November 2018, which was around 14% above the average November 2018 detached price in the Cornwall local authority area. The most recent EPC inspection was November 2016, where the current energy rating was D, 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 Cornwall 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
2018 5 NOV	£387,500	£339,199	14% above HPI
2017 15 MAY	£400,000	£309,830	29% above HPI
1997 9 JUN	£115,000	£79,490	45% above HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cornwall local authority area over time, sourced from the HPI. The three THE WILLOWS sales between June 1997 and November 2018 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 May 2017 sale was for 29% above the HPI. So the extrapolation line tracks at 29% above the HPI over time, until the November 2018 sale, where it falls to 14% above the HPI. The line then continues to track at 14% above the HPI.

How Large is THE WILLOWS?

THE WILLOWS is 126m² according to the EPC inspection conducted in November 2016. This puts it in the largest 50% of detached houses in Boscastle, based on EPC data. The below chart shows the distribution of detached houses by size in Boscastle, and where THE WILLOWS lies on this distribution: 54% of detached houses are smaller than THE WILLOWS, and 46% of houses are larger. Note that EPC data is not available for all properties in Boscastle.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.252 of an acre, or 1,019m². 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, WHITE SMOCK MEADOW is located on TINTAGEL ROAD in BOSCASTLE, in the PL35 postcode district. The below map shows the position of THE WILLOWS, WHITE SMOCK MEADOW on TINTAGEL ROAD.