WILLOW TREE HOUSE, HOCKERING GARDENS, WOKING, GU22 7DA - £800,000

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 TREE HOUSE is a very large extended detached house of 274m², built sometime between 1950 and 1966, which could now be worth an estimated £817,541. It was last sold for £800,000 in September 2021, which was around 12% below the average September 2021 detached price in the Woking local authority area. The most recent EPC inspection was September 2021, where the current energy rating was D, and the potential energy rating was C.

WILLOW TREE HOUSE Sold Prices

Land registry data shows two sales for WILLOW TREE HOUSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Woking local authority area for the corresponding sale date. One of the two WILLOW TREE HOUSE sales was for below the average price, whilst the other was 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
2021 30 SEP	£800,000	£908,741	12% below HPI
1999 15 JUL	£499,000	£249,260	100% above HPI

WILLOW TREE HOUSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Woking local authority area over time, sourced from the HPI. The two WILLOW TREE HOUSE sales from July 1999 and September 2021 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 1999 sale was for 100% above the HPI. So the extrapolation line tracks at 100% above the HPI over time, until the September 2021 sale, where it falls to 12% below the HPI. The line then continues to track at 12% below the HPI.

What might WILLOW TREE HOUSE be worth now?

WILLOW TREE HOUSE might now be worth an estimated £817,541.

This is based on house price inflation of 2.2%, between September 2021 and December 2024, for detached houses, in the Woking local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.2% inflationary increase is applied to the most recent sale price for WILLOW TREE HOUSE of £800,000 on 30th September 2021. For the value to have increased from £800,000 to £817,541 over the two years and nine months to December 2024, the following assumptions must hold true:

• The value of WILLOW TREE HOUSE has moved in line with the HPI for detached houses in the Woking local authority area.
• The September 2021 sale price of £800,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW TREE HOUSE has not materially changed since September 2021.

How Large is WILLOW TREE HOUSE?

WILLOW TREE HOUSE is 274m², which includes two extensions, according to the EPC inspection conducted in September 2021. This puts it in the largest 10% of detached houses houses in Woking, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woking, and where WILLOW TREE HOUSE lies on this distribution: 94% of detached houses houses are smaller than WILLOW TREE HOUSE, and 6% of houses are larger. Note that EPC data is not available for all properties in Woking.

WILLOW TREE HOUSE: Plot and Title Map

WILLOW TREE HOUSE sits on a plot of roughly 0.558 of an acre, or 2,257m². The below map shows the location of WILLOW TREE 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 TREE 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 TREE HOUSE?

WILLOW TREE HOUSE is located on HOCKERING GARDENS in WOKING, in the GU22 postcode district. The below map shows the position of WILLOW TREE HOUSE on HOCKERING GARDENS.