WILLOW HOUSE, TURNPIKE LANE, MELTON, WOODBRIDGE, IP12 1NR - £1,400,000

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

WILLOW HOUSE is a very large detached house of 258m², which could now be worth an estimated £1,309,591. It was last sold for £1,400,000 in December 2022, which was around 217% above the average December 2022 detached price in the East Suffolk local authority area. The most recent EPC inspection was October 2019, where the current energy rating was B, and the potential energy rating was B.

WILLOW HOUSE Sold Prices

Land registry data shows three sales for WILLOW HOUSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. One of the three WILLOW HOUSE sales was for above the average price, whilst two were for below 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
2022 8 DEC	£1,400,000	£441,391	217% above HPI
2019 22 NOV	£300,000	£352,150	15% below HPI
2018 18 OCT	£250,000	£358,768	30% below HPI

WILLOW HOUSE 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 three WILLOW HOUSE sales between October 2018 and December 2022 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 November 2019 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the December 2022 sale, where it rises to 217% above the HPI. The line then continues to track at 217% above the HPI.

What might WILLOW HOUSE be worth now?

WILLOW HOUSE might now be worth an estimated £1,309,591.

This is based on house price deflation of 6.5%, between December 2022 and December 2024, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6.5% deflationary decrease is applied to the most recent sale price for WILLOW HOUSE of £1,400,000 on 8th December 2022. For the value to have decreased from £1,400,000 to £1,309,591 over the two years to December 2024, the following assumptions must hold true:

• The value of WILLOW HOUSE has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The December 2022 sale price of £1,400,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW HOUSE has not materially changed since December 2022.

How Large is WILLOW HOUSE?

WILLOW HOUSE is 258m² according to the EPC inspection conducted in October 2019. This puts it in the largest 10% of detached houses houses in Woodbridge, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodbridge, and where WILLOW HOUSE lies on this distribution: 95% of detached houses houses are smaller than WILLOW HOUSE, and 5% of houses are larger. Note that EPC data is not available for all properties in Woodbridge.

WILLOW HOUSE: Plot and Title Map

WILLOW HOUSE sits on a plot of roughly 0.627 of an acre, or 2,537m². The below map shows the location of WILLOW HOUSE, 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 HOUSE). 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 HOUSE?

WILLOW HOUSE is located on TURNPIKE LANE in MELTON, in the IP12 postcode district. The below map shows the position of WILLOW HOUSE on TURNPIKE LANE.