WILLOW LODGE, UPPER HARBLEDOWN, CANTERBURY, CT2 9AN - £390,000

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 LODGE is a very large detached house of 158m², built sometime between 1976 and 1982, which could now be worth an estimated £724,888. It was last sold for £390,000 in October 2009, which was around 31% above the average October 2009 detached price in the Canterbury local authority area. The most recent EPC inspection was February 2009, where the current energy rating was E, and the potential energy rating was D.

WILLOW LODGE Sold Prices

Land registry data shows three sales for WILLOW LODGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Canterbury local authority area for the corresponding sale date. All of the three WILLOW LODGE 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
2009 8 OCT	£390,000	£297,119	31% above HPI
2007 19 OCT	£410,000	£328,181	25% above HPI
2003 23 DEC	£350,000	£248,263	41% above HPI

WILLOW LODGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Canterbury local authority area over time, sourced from the HPI. The three WILLOW LODGE sales between December 2003 and October 2009 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 2007 sale was for 25% above the HPI. So the extrapolation line tracks at 25% above the HPI over time, until the October 2009 sale, where it rises to 31% above the HPI. The line then continues to track at 31% above the HPI.

What might WILLOW LODGE be worth now?

WILLOW LODGE might now be worth an estimated £724,888.

This is based on house price inflation of 85.9%, between October 2009 and December 2024, for detached houses, in the Canterbury local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 85.9% inflationary increase is applied to the most recent sale price for WILLOW LODGE of £390,000 on 8th October 2009. For the value to have increased from £390,000 to £724,888 over the fourteen years and ten months to December 2024, the following assumptions must hold true:

• The value of WILLOW LODGE has moved in line with the HPI for detached houses in the Canterbury local authority area.
• The October 2009 sale price of £390,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW LODGE has not materially changed since October 2009.

How Large is WILLOW LODGE?

WILLOW LODGE is 158m² according to the EPC inspection conducted in February 2009. This puts it in the largest 20% of detached houses houses in Upper Harbledown, based on EPC data. The below chart shows the distribution of detached houses houses by size in Upper Harbledown, and where WILLOW LODGE lies on this distribution: 81% of detached houses houses are smaller than WILLOW LODGE, and 19% of houses are larger. Note that EPC data is not available for all properties in Upper Harbledown.

WILLOW LODGE: Plot and Title Map

WILLOW LODGE sits on a plot of roughly 0.267 of an acre, or 1,079m². The below map shows the location of WILLOW LODGE, 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 LODGE). 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 LODGE?

WILLOW LODGE is located in UPPER HARBLEDOWN, in the CT2 postcode district. The below map shows the position of WILLOW LODGE in UPPER HARBLEDOWN.