WILLOW END, LODGE FARM LANE, MELTON, WOODBRIDGE, IP12 1LX - £900,000

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

WILLOW END is a very large extended detached house of 267m², built sometime before 1900. It was last sold for £900,000 in June 2017, which was around 171% above the average June 2017 detached price in the East Suffolk local authority area. The most recent EPC inspection was January 2016, where the current energy rating was D, and the potential energy rating was B.

WILLOW END Sold Prices

Land registry data shows two sales for WILLOW END since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. Both of the two WILLOW END 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
2017 29 JUN	£900,000	£332,325	171% above HPI
2004 29 OCT	£590,000	£221,394	166% above HPI

WILLOW END Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The two WILLOW END sales from October 2004 and June 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 October 2004 sale was for 166% above the HPI. So the extrapolation line tracks at 166% above the HPI over time, until the June 2017 sale, where it rises to 171% above the HPI. The line then continues to track at 171% above the HPI.

How Large is WILLOW END?

WILLOW END is 267m², which includes three extensions, according to the EPC inspection conducted in January 2016. This puts it in the largest 10% of detached houses in Melton, based on EPC data. The below chart shows the distribution of detached houses by size in Melton, and where WILLOW END lies on this distribution: 95% of detached houses are smaller than WILLOW END, and 5% of houses are larger. Note that EPC data is not available for all properties in Melton.

WILLOW END: Plot and Title Map

WILLOW END sits on a plot of roughly 0.677 of an acre, or 2,739m². The below map shows the location of WILLOW END, 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 END). 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 END?

WILLOW END is located on LODGE FARM LANE in MELTON, in the IP12 postcode district. The below map shows the position of WILLOW END on LODGE FARM LANE.