35, Blacksmiths Way, NN7 2HY

35 Blacksmiths Way is a 66 m² / 710 sq ft semi-detached home in Roade. It sold for £217,000 in July 2019. Indexed forward to today's value, that sale is roughly £264k. Recent local prices imply a broad valuation context of £214k to £268k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Jul 2019 £217,000 na na
May 2019 £240,000 * 9.1% 6.7%
Aug 2016 £187,600 na na

*This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.

Internal area
66 square metres (710 square feet) according to latest EPC inspection
Price per internal area

This property sold for £3,287 per square metre (£305 per square foot) in Jul 2019. Indexed forward to today's value, this is roughly £3,996 per square metre (£371 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Jul 2019 £217,000 £3,288 £263,729 £3,996
May 2019 £240,000 £3,636 £294,251 £4,458
Aug 2016 £187,600 £2,842 £252,845 £3,831

Calculated using the latest EPC internal area of 66 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £263,729. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Roade are now selling for between £3,250 and £4,060 per square metre (£301 and £377 per square foot). Based on an internal area of 66 m², this implies a valuation between £214,000 and £268,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Semi-detached
Council tax band
C
Plot size
390 square metres (4,198 square feet) - map showing freehold boundary lines
EPC Inspections
Summary:
13 May 2016 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
Semi-Detached Bungalow , has 5 habitable rooms. Estimated year built 1967 to 1975
Area:
66 sqm (710 square foot) total internal area
Comments:
Walls: Cavity wall, filled cavity. Roof: Pitched, 250 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

35 Blacksmiths Way is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £263,729.
  • Based on an internal area of 66 m² and recent prices in Roade, this implies a lower and upper quartile range from £214,000 to £268,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 35 Blacksmiths Way last sold for £217,000 in July 2019.

HouseMetric shows 35 Blacksmiths Way as 66 m² (710 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is D, from an inspection dated 13 May 2016. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 35 Blacksmiths Way was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

35 Blacksmiths Way is in postcode NN7 2HY, in Roade. You can also view HouseMetric's sold-price page for Blacksmiths Way, NN7 2HY or analysis of the Roade property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.