WOODPECKER HOUSE, SNIPEFIELD LANE, BLACKFORD, WEDMORE, BS28 4NZ - £580,000

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

WOODPECKER HOUSE is a large detached house of 192m², built sometime from 2007 onwards, which could now be worth an estimated £809,431. It was last sold for £580,000 in June 2016, which was around 77% above the average June 2016 detached price in the Somerset local authority area. The most recent EPC inspection was September 2011, where the current energy rating was C, and the potential energy rating was C.

WOODPECKER HOUSE Sold Prices

Land registry data shows three sales for WOODPECKER HOUSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Somerset local authority area for the corresponding sale date. All of the three WOODPECKER HOUSE 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
2016 24 JUN	£580,000	£328,106	77% above HPI
2013 5 JUL	£535,000	£281,339	90% above HPI
2007 3 APR	£556,750	£292,759	90% above HPI

WOODPECKER HOUSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Somerset local authority area over time, sourced from the HPI. The three WOODPECKER HOUSE sales between April 2007 and June 2016 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 2013 sale was for 90% above the HPI. So the extrapolation line tracks at 90% above the HPI over time, until the June 2016 sale, where it falls to 77% above the HPI. The line then continues to track at 77% above the HPI.

What might WOODPECKER HOUSE be worth now?

WOODPECKER HOUSE might now be worth an estimated £809,431.

This is based on house price inflation of 39.6%, between June 2016 and December 2024, for detached houses, in the Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 39.6% inflationary increase is applied to the most recent sale price for WOODPECKER HOUSE of £580,000 on 24th June 2016. For the value to have increased from £580,000 to £809,431 over the seven years and six months to December 2024, the following assumptions must hold true:

• The value of WOODPECKER HOUSE has moved in line with the HPI for detached houses in the Somerset local authority area.
• The June 2016 sale price of £580,000 represented a fair market value for the property.
• The size, condition, and specification of WOODPECKER HOUSE has not materially changed since June 2016.

How Large is WOODPECKER HOUSE?

WOODPECKER HOUSE is 192m² according to the EPC inspection conducted in September 2011. This puts it in the largest 40% of detached houses houses in Blackford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Blackford, and where WOODPECKER HOUSE lies on this distribution: 67% of detached houses houses are smaller than WOODPECKER HOUSE, and 33% of houses are larger. Note that EPC data is not available for all properties in Blackford.

WOODPECKER HOUSE: Plot and Title Map

WOODPECKER HOUSE sits on a plot of roughly 0.151 of an acre, or 611m². The below map shows the location of WOODPECKER 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 WOODPECKER 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 WOODPECKER HOUSE?

WOODPECKER HOUSE is located on SNIPEFIELD LANE in BLACKFORD, in the BS28 postcode district. The below map shows the position of WOODPECKER HOUSE on SNIPEFIELD LANE.