WOODROYD COTTAGE, WOODS LANE, MELTON, WOODBRIDGE, IP12 1LH - £265,000

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.

WOODROYD COTTAGE is a very small extended detached house of 62m², built sometime between 2003 and 2006, which could now be worth an estimated £424,721. It was last sold for £265,000 in September 2013, which was about the average September 2013 detached price in the East Suffolk local authority area. The most recent EPC inspection was April 2010, where the current energy rating was D, and the potential energy rating was C.

WOODROYD COTTAGE Sold Prices

Land registry data shows three sales for WOODROYD 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 East Suffolk local authority area for the corresponding sale date. The three WOODROYD COTTAGE sales were a mix of roughly equal to the average price, and 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
2013 3 SEP	£265,000	£263,955	Close to HPI
2001 28 SEP	£140,000	£139,873	Close to HPI
1996 22 NOV	£85,500	£77,091	11% above HPI

WOODROYD COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The three WOODROYD COTTAGE sales between November 1996 and September 2013 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 September 2001 sale roughly matched the HPI. So the extrapolation line tracks in line HPI over time, until the September 2013 sale, which was also at roughly the same level as the HPI.

What might WOODROYD COTTAGE be worth now?

WOODROYD COTTAGE might now be worth an estimated £424,721.

This is based on house price inflation of 60.3%, between September 2013 and February 2025, for detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 60.3% inflationary increase is applied to the most recent sale price for WOODROYD COTTAGE of £265,000 on 3rd September 2013. For the value to have increased from £265,000 to £424,721 over the twelve years and seven months to February 2025, the following assumptions must hold true:

• The value of WOODROYD COTTAGE has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The September 2013 sale price of £265,000 represented a fair market value for the property.
• The size, condition, and specification of WOODROYD COTTAGE has not materially changed since September 2013.

How Large is WOODROYD COTTAGE?

WOODROYD COTTAGE is 62m², which includes one extension, according to the EPC inspection conducted in April 2010. This puts it in the smallest 10% of detached houses houses in Melton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Melton, and where WOODROYD COTTAGE lies on this distribution: 4% of detached houses houses are smaller than WOODROYD COTTAGE, and 96% of houses are larger. Note that EPC data is not available for all properties in Melton.

WOODROYD COTTAGE: Plot and Title Map

WOODROYD COTTAGE sits on a plot of roughly 0.121 of an acre, or 488m². The below map shows the location of WOODROYD 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 WOODROYD 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 WOODROYD COTTAGE?

WOODROYD COTTAGE is located on WOODS LANE in MELTON, in the IP12 postcode district. The below map shows the position of WOODROYD COTTAGE on WOODS LANE.