WILLOWS, THETFORD ROAD, CONEY WESTON, BURY ST EDMUNDS, IP31 1DN - £453,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

WILLOWS is a large extended detached house of 202m², built sometime between 1900 and 1929, which could now be worth an estimated £768,560. It was last sold for £453,000 in June 2012, which was around 71% above the average June 2012 detached price in the West Suffolk local authority area. The most recent EPC inspection was February 2014, where the current energy rating was D, and the potential energy rating was B.

WILLOWS Sold Prices

Land registry data shows two sales for WILLOWS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the West Suffolk local authority area for the corresponding sale date. Both of the two WILLOWS 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
2012 15 JUN	£453,000	£265,541	71% above HPI
2002 26 APR	£215,000	£166,063	29% above HPI

WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Suffolk local authority area over time, sourced from the HPI. The two WILLOWS sales from April 2002 and June 2012 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 April 2002 sale was for 29% above the HPI. So the extrapolation line tracks at 29% above the HPI over time, until the June 2012 sale, where it rises to 71% above the HPI. The line then continues to track at 71% above the HPI.

What might WILLOWS be worth now?

WILLOWS might now be worth an estimated £768,560.

This is based on house price inflation of 69.7%, between June 2012 and February 2025, for detached houses, in the West Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 69.7% inflationary increase is applied to the most recent sale price for WILLOWS of £453,000 on 15th June 2012. For the value to have increased from £453,000 to £768,560 over the thirteen years and four months to February 2025, the following assumptions must hold true:

• The value of WILLOWS has moved in line with the HPI for detached houses in the West Suffolk local authority area.
• The June 2012 sale price of £453,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOWS has not materially changed since June 2012.

How Large is WILLOWS?

WILLOWS is 202m², which includes one extension, according to the EPC inspection conducted in February 2014. This puts it in the largest 30% of detached houses houses in Coney Weston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Coney Weston, and where WILLOWS lies on this distribution: 74% of detached houses houses are smaller than WILLOWS, and 23% of houses are larger. Note that EPC data is not available for all properties in Coney Weston.

WILLOWS: Plot and Title Map

WILLOWS sits on a plot of roughly 0.521 of an acre, or 2,107m². The below map shows the location of WILLOWS, 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 WILLOWS). 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 WILLOWS?

WILLOWS is located on THETFORD ROAD in CONEY WESTON, in the IP31 postcode district. The below map shows the position of WILLOWS on THETFORD ROAD.