WATER MILL COTTAGE, MILL ROAD, KEDINGTON, HAVERHILL, CB9 7NN - £195,000

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

WATER MILL COTTAGE is a large extended detached house of 150m², built sometime before 1900, which could now be worth an estimated £671,695. It was last sold for £195,000 in August 2000, which was around 45% above the average August 2000 detached price in the West Suffolk local authority area. The most recent EPC inspection was November 2024, where the current energy rating was D, and the potential energy rating was C.

WATER MILL COTTAGE Sold Prices

Land registry data shows three sales for WATER MILL COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the West Suffolk local authority area for the corresponding sale date. All of the three WATER MILL COTTAGE 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
2000 9 AUG	£195,000	£134,562	45% above HPI
1998 14 OCT	£140,000	£103,546	35% above HPI
1995 12 APR	£117,500	£79,401	48% above HPI

WATER MILL COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Suffolk local authority area over time, sourced from the HPI. The three WATER MILL COTTAGE sales between April 1995 and August 2000 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 October 1998 sale was for 35% above the HPI. So the extrapolation line tracks at 35% above the HPI over time, until the August 2000 sale, where it rises to 45% above the HPI. The line then continues to track at 45% above the HPI.

What might WATER MILL COTTAGE be worth now?

WATER MILL COTTAGE might now be worth an estimated £671,695.

This is based on house price inflation of 244.5%, between August 2000 and December 2024, for detached houses, in the West Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 244.5% inflationary increase is applied to the most recent sale price for WATER MILL COTTAGE of £195,000 on 9th August 2000. For the value to have increased from £195,000 to £671,695 over the 23 years and eight months to December 2024, the following assumptions must hold true:

• The value of WATER MILL COTTAGE has moved in line with the HPI for detached houses in the West Suffolk local authority area.
• The August 2000 sale price of £195,000 represented a fair market value for the property.
• The size, condition, and specification of WATER MILL COTTAGE has not materially changed since August 2000.

How Large is WATER MILL COTTAGE?

WATER MILL COTTAGE is 150m², which includes two extensions, according to the EPC inspection conducted in November 2024. This puts it in the largest 30% of detached houses houses in Kedington, based on EPC data. The below chart shows the distribution of detached houses houses by size in Kedington, and where WATER MILL COTTAGE lies on this distribution: 71% of detached houses houses are smaller than WATER MILL COTTAGE, and 28% of houses are larger. Note that EPC data is not available for all properties in Kedington.

WATER MILL COTTAGE: Plot and Title Map

WATER MILL COTTAGE sits on a plot of roughly 0.170 of an acre, or 688m². The below map shows the location of WATER MILL 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 WATER MILL 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 WATER MILL COTTAGE?

WATER MILL COTTAGE is located on MILL ROAD in KEDINGTON, in the CB9 postcode district. The below map shows the position of WATER MILL COTTAGE on MILL ROAD.