WOODCOCK HOUSE, BEACH APPROACH, WARDEN, SHEERNESS, ME12 4NJ - £406,000

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

WOODCOCK HOUSE is a small detached house of 88m², built sometime between 2007 and 2011. It was last sold for £406,000 in June 2023, which was around 15% below the average June 2023 detached price in the Swale local authority area. The most recent EPC inspection was September 2022, where the current energy rating was C, and the potential energy rating was B.

WOODCOCK HOUSE Sold Prices

Land registry data shows two sales for WOODCOCK 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 Swale local authority area for the corresponding sale date. Both of the two WOODCOCK HOUSE sales 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
2023 26 JUN	£406,000	£478,875	15% below HPI
2012 23 MAR	£179,995	£244,002	26% below HPI

WOODCOCK HOUSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Swale local authority area over time, sourced from the HPI. The two WOODCOCK HOUSE sales from March 2012 and June 2023 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 March 2012 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the June 2023 sale, where it rises to 15% below the HPI. The line then continues to track at 15% below the HPI.

How Large is WOODCOCK HOUSE?

WOODCOCK HOUSE is 88m² according to the EPC inspection conducted in September 2022. This puts it in the smallest 40% of detached houses houses in Warden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Warden, and where WOODCOCK HOUSE lies on this distribution: 38% of detached houses houses are smaller than WOODCOCK HOUSE, and 62% of houses are larger. Note that EPC data is not available for all properties in Warden.

WOODCOCK HOUSE: Plot and Title Map

WOODCOCK HOUSE sits on a plot of roughly 0.227 of an acre, or 919m². The below map shows the location of WOODCOCK 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 WOODCOCK 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 WOODCOCK HOUSE?

WOODCOCK HOUSE is located on BEACH APPROACH in WARDEN, in the ME12 postcode district. The below map shows the position of WOODCOCK HOUSE on BEACH APPROACH.