THREE OAKS, MELLIS ROAD, YAXLEY, EYE, IP23 8DB - £215,000

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

THREE OAKS is a very small semi-detached house of 81m², built sometime between 1991 and 1995, which could now be worth an estimated £269,374. It was last sold for £215,000 in April 2017, which was around 3% below the average April 2017 semi-detached price in the Mid Suffolk local authority area. The most recent EPC inspection was December 2020, where the current energy rating was E, and the potential energy rating was C.

THREE OAKS Sold Prices

Land registry data shows three sales for THREE OAKS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Mid Suffolk local authority area for the corresponding sale date. The three THREE OAKS sales were a mix of below the average price, and roughly equal to 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
2017 5 APR	£215,000	£220,517	3% below HPI
2008 14 MAR	£165,000	£176,356	6% below HPI
2001 25 OCT	£94,500	£94,501	Close to HPI

THREE OAKS Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Mid Suffolk local authority area over time, sourced from the HPI. The three THREE OAKS sales between October 2001 and April 2017 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 March 2008 sale was for 6% below the HPI. So the extrapolation line tracks at 6% below the HPI over time, until the April 2017 sale, where it rises to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might THREE OAKS be worth now?

THREE OAKS might now be worth an estimated £269,374.

This is based on house price inflation of 25.3%, between April 2017 and December 2024, for semi-detached houses, in the Mid Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 25.3% inflationary increase is applied to the most recent sale price for THREE OAKS of £215,000 on 5th April 2017. For the value to have increased from £215,000 to £269,374 over the six years and four months to December 2024, the following assumptions must hold true:

• The value of THREE OAKS has moved in line with the HPI for semi-detached houses in the Mid Suffolk local authority area.
• The April 2017 sale price of £215,000 represented a fair market value for the property.
• The size, condition, and specification of THREE OAKS has not materially changed since April 2017.

How Large is THREE OAKS?

THREE OAKS is 81m² according to the EPC inspection conducted in December 2020. This puts it in the smallest 10% of semi-detached houses houses in Yaxley, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Yaxley, and where THREE OAKS lies on this distribution: 6% of semi-detached houses houses are smaller than THREE OAKS, and 93% of houses are larger. Note that EPC data is not available for all properties in Yaxley.

THREE OAKS: Plot and Title Map

THREE OAKS sits on a plot of roughly 0.036 of an acre, or 145m². The below map shows the location of THREE OAKS, 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 THREE OAKS). 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 THREE OAKS?

THREE OAKS is located on MELLIS ROAD in YAXLEY, in the IP23 postcode district. The below map shows the position of THREE OAKS on MELLIS ROAD.