WILLOW COTTAGE, WATLING STREET, HOCKLIFFE, LEIGHTON BUZZARD, LU7 9LJ - £432,500

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

WILLOW COTTAGE is a large extended detached house of 120m², built sometime between 1930 and 1949, which could now be worth an estimated £549,441. It was last sold for £432,500 in January 2017, which was around 12% below the average January 2017 detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was March 2016, where the current energy rating was E, and the potential energy rating was C.

WILLOW COTTAGE Sold Prices

Land registry data shows three sales for WILLOW 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 Central Bedfordshire local authority area for the corresponding sale date. One of the three WILLOW COTTAGE sales was for below the average price, whilst two 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
2017 26 JAN	£432,500	£490,852	12% below HPI
2004 21 JUN	£285,000	£283,190	1% above HPI
1997 3 FEB	£115,000	£107,287	7% above HPI

WILLOW COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The three WILLOW COTTAGE sales between February 1997 and January 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 June 2004 sale was for 1% above the HPI. So the extrapolation line tracks at 1% above the HPI over time, until the January 2017 sale, where it falls to 12% below the HPI. The line then continues to track at 12% below the HPI.

What might WILLOW COTTAGE be worth now?

WILLOW COTTAGE might now be worth an estimated £549,441.

This is based on house price inflation of 27%, between January 2017 and February 2025, for detached houses, in the Central Bedfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 27% inflationary increase is applied to the most recent sale price for WILLOW COTTAGE of £432,500 on 26th January 2017. For the value to have increased from £432,500 to £549,441 over the seven years and eleven 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 Central Bedfordshire local authority area.
• The January 2017 sale price of £432,500 represented a fair market value for the property.
• The size, condition, and specification of WILLOW COTTAGE has not materially changed since January 2017.

How Large is WILLOW COTTAGE?

WILLOW COTTAGE is 120m², which includes one extension, according to the EPC inspection conducted in March 2016. This puts it in the largest 30% of detached houses houses in Hockliffe, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hockliffe, and where WILLOW COTTAGE lies on this distribution: 70% of detached houses houses are smaller than WILLOW COTTAGE, and 30% of houses are larger. Note that EPC data is not available for all properties in Hockliffe.

WILLOW COTTAGE: Plot and Title Map

WILLOW COTTAGE sits on a plot of roughly 0.130 of an acre, or 526m². 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 WATLING STREET in HOCKLIFFE, in the LU7 postcode district. The below map shows the position of WILLOW COTTAGE on WATLING STREET.