WILLOW COTTAGE, NUTBURN ROAD, NORTH BADDESLEY, SOUTHAMPTON, SO52 9BG - £1,175,000

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.

WILLOW COTTAGE is a very large extended detached house of 195m², built sometime between 1967 and 1975, which could now be worth an estimated £1,163,819. It was last sold for £1,175,000 in August 2023, which was around 89% above the average August 2023 detached price in the Test Valley local authority area. The most recent EPC inspection was September 2022, where the current energy rating was C, and the potential energy rating was B.

WILLOW COTTAGE Sold Prices

Land registry data shows four sales for WILLOW COTTAGE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Test Valley local authority area for the corresponding sale date. All of the four WILLOW 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
2023 31 AUG	£1,175,000	£622,656	89% above HPI
2018 30 JUL	£895,000	£497,878	80% above HPI
1997 4 DEC	£225,000	£140,085	61% above HPI
1997 3 JAN	£186,000	£119,058	56% above HPI

WILLOW COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Test Valley local authority area over time, sourced from the HPI. The four WILLOW COTTAGE sales between January 1997 and August 2023 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 July 2018 sale was for 80% above the HPI. So the extrapolation line tracks at 80% above the HPI over time, until the August 2023 sale, where it rises to 89% above the HPI. The line then continues to track at 89% above the HPI.

What might WILLOW COTTAGE be worth now?

WILLOW COTTAGE might now be worth an estimated £1,163,819.

This is based on house price deflation of 1%, between August 2023 and February 2025, for detached houses, in the Test Valley local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1% deflationary decrease is applied to the most recent sale price for WILLOW COTTAGE of £1,175,000 on 31st August 2023. For the value to have decreased from £1,175,000 to £1,163,819 over the two years and six months to February 2025, the following assumptions must hold true:

• The value of WILLOW COTTAGE has moved in line with the HPI for detached houses in the Test Valley local authority area.
• The August 2023 sale price of £1,175,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW COTTAGE has not materially changed since August 2023.

How Large is WILLOW COTTAGE?

WILLOW COTTAGE is 195m², which includes two extensions, according to the EPC inspection conducted in September 2022. This puts it in the largest 10% of detached houses houses in North Baddesley, based on EPC data. The below chart shows the distribution of detached houses houses by size in North Baddesley, and where WILLOW COTTAGE lies on this distribution: 98% of detached houses houses are smaller than WILLOW COTTAGE, and 2% of houses are larger. Note that EPC data is not available for all properties in North Baddesley.

WILLOW COTTAGE: Plot and Title Map

WILLOW COTTAGE sits on a plot of roughly 1.0 acres, or 4,237m². The below map shows the location of WILLOW 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 WILLOW 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 WILLOW COTTAGE?

WILLOW COTTAGE is located on NUTBURN ROAD in NORTH BADDESLEY, in the SO52 postcode district. The below map shows the position of WILLOW COTTAGE on NUTBURN ROAD.