THE WOODLANDS, ISLE ROAD, OUTWELL, WISBECH, PE14 8TD - £285,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

THE WOODLANDS is a large extended detached house of 140m², built sometime before 1900. It was last sold for £285,000 in April 2022, which was around 18% below the average April 2022 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was January 2022, where the current energy rating was E, and the potential energy rating was C.

THE WOODLANDS Sold Prices

Land registry data shows four sales for THE WOODLANDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. All of the four THE WOODLANDS sales were 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
2022 1 APR	£285,000	£349,431	18% below HPI
2012 10 AUG	£180,000	£203,314	11% below HPI
2010 12 MAR	£187,500	£210,631	11% below HPI
2004 2 JUN	£167,000	£177,217	6% below HPI

THE WOODLANDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the King's Lynn and West Norfolk local authority area over time, sourced from the HPI. The four THE WOODLANDS sales between June 2004 and April 2022 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 2012 sale was for 11% below the HPI. So the extrapolation line tracks at 11% below the HPI over time, until the April 2022 sale, where it falls to 18% below the HPI. The line then continues to track at 18% below the HPI.

How Large is THE WOODLANDS?

THE WOODLANDS is 140m², which includes two extensions, according to the EPC inspection conducted in January 2022. This puts it in the largest 30% of detached houses in Outwell, based on EPC data. The below chart shows the distribution of detached houses by size in Outwell, and where THE WOODLANDS lies on this distribution: 76% of detached houses are smaller than THE WOODLANDS, and 24% of houses are larger. Note that EPC data is not available for all properties in Outwell.

THE WOODLANDS: Plot and Title Map

THE WOODLANDS sits on a plot of roughly 0.163 of an acre, or 662m². The below map shows the location of THE WOODLANDS, 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 WOODLANDS). 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 WOODLANDS?

THE WOODLANDS is located on ISLE ROAD in OUTWELL, in the PE14 postcode district. The below map shows the position of THE WOODLANDS on ISLE ROAD.