TWO HOOTS, SANDFORD CLOSE, BARNSTAPLE, EX32 0HJ - £477,500

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

TWO HOOTS is a very large detached house of 141m², built sometime between 1967 and 1975, which could now be worth an estimated £557,849. It was last sold for £477,500 in October 2019, which was around 29% above the average October 2019 detached price in the North Devon local authority area. The most recent EPC inspection was May 2019, where the current energy rating was F, and the potential energy rating was E.

TWO HOOTS Sold Prices

Land registry data shows two sales for TWO HOOTS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the North Devon local authority area for the corresponding sale date. Both of the two TWO HOOTS 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 25 OCT	£477,500	£368,741	29% above HPI
1995 22 NOV	£122,750	£76,307	61% above HPI

TWO HOOTS Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Devon local authority area over time, sourced from the HPI. The two TWO HOOTS sales from November 1995 and October 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 November 1995 sale was for 61% above the HPI. So the extrapolation line tracks at 61% above the HPI over time, until the October 2019 sale, where it falls to 29% above the HPI. The line then continues to track at 29% above the HPI.

What might TWO HOOTS be worth now?

TWO HOOTS might now be worth an estimated £557,849.

This is based on house price inflation of 16.8%, between October 2019 and December 2024, for detached houses, in the North Devon local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16.8% inflationary increase is applied to the most recent sale price for TWO HOOTS of £477,500 on 25th October 2019. For the value to have increased from £477,500 to £557,849 over the four years and ten months to December 2024, the following assumptions must hold true:

• The value of TWO HOOTS has moved in line with the HPI for detached houses in the North Devon local authority area.
• The October 2019 sale price of £477,500 represented a fair market value for the property.
• The size, condition, and specification of TWO HOOTS has not materially changed since October 2019.

How Large is TWO HOOTS?

TWO HOOTS is 141m² according to the EPC inspection conducted in May 2019. This puts it in the largest 20% of detached houses houses in Barnstaple, based on EPC data. The below chart shows the distribution of detached houses houses by size in Barnstaple, and where TWO HOOTS lies on this distribution: 83% of detached houses houses are smaller than TWO HOOTS, and 17% of houses are larger. Note that EPC data is not available for all properties in Barnstaple.

TWO HOOTS: Plot and Title Map

TWO HOOTS sits on a plot of roughly 0.908 of an acre, or 3,674m². The below map shows the location of TWO HOOTS, 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 TWO HOOTS). 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 TWO HOOTS?

TWO HOOTS is located on SANDFORD CLOSE in BARNSTAPLE, in the EX32 postcode district. The below map shows the position of TWO HOOTS on SANDFORD CLOSE.