WOODNOOK, HIGH STREET, WROOT, DONCASTER, DN9 2BU - £268,000

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.

WOODNOOK is a midsized extended detached house of 142m², built sometime between 1900 and 1929, which could now be worth an estimated £338,285. It was last sold for £268,000 in November 2018, which was around 37% above the average November 2018 detached price in the North Lincolnshire local authority area. The most recent EPC inspection was July 2017, where the current energy rating was C, and the potential energy rating was B.

WOODNOOK Sold Prices

Land registry data shows three sales for WOODNOOK since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Lincolnshire local authority area for the corresponding sale date. Two of the three WOODNOOK sales were for above the average price, whilst one was 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
2018 29 NOV	£268,000	£196,010	37% above HPI
2008 1 AUG	£250,000	£171,037	46% above HPI
1999 12 AUG	£55,000	£65,874	17% below HPI

WOODNOOK Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Lincolnshire local authority area over time, sourced from the HPI. The three WOODNOOK sales between August 1999 and November 2018 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 August 2008 sale was for 46% above the HPI. So the extrapolation line tracks at 46% above the HPI over time, until the November 2018 sale, where it falls to 37% above the HPI. The line then continues to track at 37% above the HPI.

What might WOODNOOK be worth now?

WOODNOOK might now be worth an estimated £338,285.

This is based on house price inflation of 26.2%, between November 2018 and February 2025, for detached houses, in the North Lincolnshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 26.2% inflationary increase is applied to the most recent sale price for WOODNOOK of £268,000 on 29th November 2018. For the value to have increased from £268,000 to £338,285 over the seven years and nine months to February 2025, the following assumptions must hold true:

• The value of WOODNOOK has moved in line with the HPI for detached houses in the North Lincolnshire local authority area.
• The November 2018 sale price of £268,000 represented a fair market value for the property.
• The size, condition, and specification of WOODNOOK has not materially changed since November 2018.

How Large is WOODNOOK?

WOODNOOK is 142m², which includes two extensions, according to the EPC inspection conducted in July 2017. This puts it in the smallest 50% of detached houses houses in Wroot, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wroot, and where WOODNOOK lies on this distribution: 47% of detached houses houses are smaller than WOODNOOK, and 53% of houses are larger. Note that EPC data is not available for all properties in Wroot.

WOODNOOK: Plot and Title Map

WOODNOOK sits on a plot of roughly 0.087 of an acre, or 354m². The below map shows the location of WOODNOOK, 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 WOODNOOK). 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 WOODNOOK?

WOODNOOK is located on HIGH STREET in WROOT, in the DN9 postcode district. The below map shows the position of WOODNOOK on HIGH STREET.