WOODLANDS COTTAGE, SMALLFIELD ROAD, HORNE, HORLEY, RH6 9JP - £796,000

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.

WOODLANDS COTTAGE is a very large extended detached house of 193m², built sometime between 1950 and 1966, which could now be worth an estimated £751,817. It was last sold for £796,000 in February 2022, which was around 14% below the average February 2022 detached price in the Tandridge local authority area. The most recent EPC inspection was October 2015, where the current energy rating was D, and the potential energy rating was C.

WOODLANDS COTTAGE Sold Prices

Land registry data shows three sales for WOODLANDS COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. All of the three WOODLANDS COTTAGE 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
2022 9 FEB	£796,000	£927,922	14% below HPI
2016 17 JUN	£675,000	£749,503	10% below HPI
2014 11 APR	£499,999	£623,837	20% below HPI

WOODLANDS COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tandridge local authority area over time, sourced from the HPI. The three WOODLANDS COTTAGE sales between April 2014 and February 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 June 2016 sale was for 10% below the HPI. So the extrapolation line tracks at 10% below the HPI over time, until the February 2022 sale, where it falls to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might WOODLANDS COTTAGE be worth now?

WOODLANDS COTTAGE might now be worth an estimated £751,817.

This is based on house price deflation of 5.6%, between February 2022 and February 2025, for detached houses, in the Tandridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 5.6% deflationary decrease is applied to the most recent sale price for WOODLANDS COTTAGE of £796,000 on 9th February 2022. For the value to have decreased from £796,000 to £751,817 over the three years to February 2025, the following assumptions must hold true:

• The value of WOODLANDS COTTAGE has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The February 2022 sale price of £796,000 represented a fair market value for the property.
• The size, condition, and specification of WOODLANDS COTTAGE has not materially changed since February 2022.

How Large is WOODLANDS COTTAGE?

WOODLANDS COTTAGE is 193m², which includes two extensions, according to the EPC inspection conducted in October 2015. This puts it in the largest 10% of detached houses houses in Smallfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Smallfield, and where WOODLANDS COTTAGE lies on this distribution: 93% of detached houses houses are smaller than WOODLANDS COTTAGE, and 7% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

WOODLANDS COTTAGE: Plot and Title Map

WOODLANDS COTTAGE sits on a plot of roughly 0.289 of an acre, or 1,170m². The below map shows the location of WOODLANDS COTTAGE, 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 WOODLANDS COTTAGE). 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 WOODLANDS COTTAGE?

WOODLANDS COTTAGE is located on SMALLFIELD ROAD in HORNE, in the RH6 postcode district. The below map shows the position of WOODLANDS COTTAGE on SMALLFIELD ROAD.