WOODPECKERS, BAKERS LANE, STOKE BRUERNE, TOWCESTER, NN12 7SF - £710,000

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.

WOODPECKERS is a very large extended detached house of 267m², built sometime between 1976 and 1982, which could now be worth an estimated £818,989. It was last sold for £710,000 in February 2021, which was around 73% above the average February 2021 detached price in the West Northamptonshire local authority area. The most recent EPC inspection was August 2018, where the current energy rating was F, and the potential energy rating was E.

WOODPECKERS Sold Prices

Land registry data shows two sales for WOODPECKERS 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 Northamptonshire local authority area for the corresponding sale date. Both of the two WOODPECKERS 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
2021 25 FEB	£710,000	£411,235	73% above HPI
2006 14 JUN	£415,000	£265,350	56% above HPI

WOODPECKERS Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Northamptonshire local authority area over time, sourced from the HPI. The two WOODPECKERS sales from June 2006 and February 2021 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 2006 sale was for 56% above the HPI. So the extrapolation line tracks at 56% above the HPI over time, until the February 2021 sale, where it rises to 73% above the HPI. The line then continues to track at 73% above the HPI.

What might WOODPECKERS be worth now?

WOODPECKERS might now be worth an estimated £818,989.

This is based on house price inflation of 15.4%, between February 2021 and February 2025, for detached houses, in the West Northamptonshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 15.4% inflationary increase is applied to the most recent sale price for WOODPECKERS of £710,000 on 25th February 2021. For the value to have increased from £710,000 to £818,989 over the four years to February 2025, the following assumptions must hold true:

• The value of WOODPECKERS has moved in line with the HPI for detached houses in the West Northamptonshire local authority area.
• The February 2021 sale price of £710,000 represented a fair market value for the property.
• The size, condition, and specification of WOODPECKERS has not materially changed since February 2021.

How Large is WOODPECKERS?

WOODPECKERS is 267m², which includes two extensions, according to the EPC inspection conducted in August 2018. This puts it in the largest 20% of detached houses houses in Stoke Bruerne, based on EPC data. The below chart shows the distribution of detached houses houses by size in Stoke Bruerne, and where WOODPECKERS lies on this distribution: 83% of detached houses houses are smaller than WOODPECKERS, and 14% of houses are larger. Note that EPC data is not available for all properties in Stoke Bruerne.

WOODPECKERS: Plot and Title Map

WOODPECKERS sits on a plot of roughly 0.184 of an acre, or 743m². The below map shows the location of WOODPECKERS, 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 WOODPECKERS). 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 WOODPECKERS?

WOODPECKERS is located on BAKERS LANE in STOKE BRUERNE, in the NN12 postcode district. The below map shows the position of WOODPECKERS on BAKERS LANE.