TWO TREES, EWELL DOWNS ROAD, EPSOM, KT17 3BP - £1,350,000

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

TWO TREES is a very large extended detached house of 242m², built sometime between 1950 and 1966. It was last sold for £1,350,000 in July 2019, which was around 73% above the average July 2019 detached price in the Epsom and Ewell local authority area. The most recent EPC inspection was April 2012, where the current energy rating was C, and the potential energy rating was C.

TWO TREES Sold Prices

Land registry data shows four sales for TWO TREES since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Epsom and Ewell local authority area for the corresponding sale date. All of the four TWO TREES 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 19 JUL	£1,350,000	£779,542	73% above HPI
2012 31 AUG	£945,000	£538,570	75% above HPI
2006 6 OCT	£600,000	£459,723	31% above HPI
1995 24 MAR	£202,000	£149,934	35% above HPI

TWO TREES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epsom and Ewell local authority area over time, sourced from the HPI. The four TWO TREES sales between March 1995 and July 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 August 2012 sale was for 75% above the HPI. So the extrapolation line tracks at 75% above the HPI over time, until the July 2019 sale, where it falls to 73% above the HPI. The line then continues to track at 73% above the HPI.

How Large is TWO TREES?

TWO TREES is 242m², which includes one extension, according to the EPC inspection conducted in April 2012. This puts it in the largest 10% of detached houses in Ewell, based on EPC data. The below chart shows the distribution of detached houses by size in Ewell, and where TWO TREES lies on this distribution: 95% of detached houses are smaller than TWO TREES, and 5% of houses are larger. Note that EPC data is not available for all properties in Ewell.

TWO TREES: Plot and Title Map

TWO TREES sits on a plot of roughly 0.225 of an acre, or 909m². The below map shows the location of TWO TREES, 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 TREES). 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 TREES?

TWO TREES is located on EWELL DOWNS ROAD in EPSOM, in the KT17 postcode district. The below map shows the position of TWO TREES on EWELL DOWNS ROAD.