THISTLE COTTAGE, SANDY CROSS LANE, SANDY CROSS, HEATHFIELD, TN21 8QH - £475,000

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.

THISTLE COTTAGE is a small detached house of 86m², built sometime between 1983 and 1990, which could now be worth an estimated £472,128. It was last sold for £475,000 in May 2022, which was around 22% below the average May 2022 detached price in the Wealden local authority area. The most recent EPC inspection was March 2009, where the current energy rating was C, and the potential energy rating was C.

THISTLE COTTAGE Sold Prices

Land registry data shows two sales for THISTLE COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wealden local authority area for the corresponding sale date. Both of the two THISTLE COTTAGE 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 30 MAY	£475,000	£608,455	22% below HPI
2010 19 AUG	£289,000	£376,277	23% below HPI

THISTLE COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wealden local authority area over time, sourced from the HPI. The two THISTLE COTTAGE sales from August 2010 and May 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 2010 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the May 2022 sale, where it rises to 22% below the HPI. The line then continues to track at 22% below the HPI.

What might THISTLE COTTAGE be worth now?

THISTLE COTTAGE might now be worth an estimated £472,128.

This is based on house price deflation of 0.6%, between May 2022 and February 2025, for detached houses, in the Wealden local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.6% deflationary decrease is applied to the most recent sale price for THISTLE COTTAGE of £475,000 on 30th May 2022. For the value to have decreased from £475,000 to £472,128 over the three years and three months to February 2025, the following assumptions must hold true:

• The value of THISTLE COTTAGE has moved in line with the HPI for detached houses in the Wealden local authority area.
• The May 2022 sale price of £475,000 represented a fair market value for the property.
• The size, condition, and specification of THISTLE COTTAGE has not materially changed since May 2022.

How Large is THISTLE COTTAGE?

THISTLE COTTAGE is 86m² according to the EPC inspection conducted in March 2009. This puts it in the smallest 30% of detached houses houses in Heathfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Heathfield, and where THISTLE COTTAGE lies on this distribution: 22% of detached houses houses are smaller than THISTLE COTTAGE, and 78% of houses are larger. Note that EPC data is not available for all properties in Heathfield.

THISTLE COTTAGE: Plot and Title Map

THISTLE COTTAGE sits on a plot of roughly 0.069 of an acre, or 278m². The below map shows the location of THISTLE COTTAGE, 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 THISTLE COTTAGE). 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 THISTLE COTTAGE?

THISTLE COTTAGE is located on SANDY CROSS LANE in SANDY CROSS, in the TN21 postcode district. The below map shows the position of THISTLE COTTAGE on SANDY CROSS LANE.