Christmas Cottage, Hackney Road, IP17 2HS
Christmas Cottage Hackney Road is a 85 m² / 915 sq ft semi-detached home in Kelsale. It sold for £285,000 in July 2019. Indexed forward to today's value, that sale is roughly £329k. Recent local prices imply a broad valuation context of £249k to £352k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.
- Sale history
-
Date Paid price Annual growth After inflation Jul 2019 £285,000 5.8% 4.1% Jul 2014 £215,000 -2.7% -5.1% Mar 2010 £242,000 4.8% 2.2% Aug 2006 £205,000 na na - Floor plan
-
Archived estate agent floor plan for Christmas Cottage, Hackney Road.
- Internal area
- 85 square metres (915 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £3,352 per square metre (£311 per square foot) in Jul 2019. Indexed forward to today's value, this is roughly £3,869 per square metre (£359 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jul 2019 £285,000 £3,353 £328,898 £3,869 Jul 2014 £215,000 £2,529 £318,046 £3,742 Mar 2010 £242,000 £2,847 £418,870 £4,928 Aug 2006 £205,000 £2,412 £339,957 £3,999 Calculated using the latest EPC internal area of 85 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 £328,898. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Kelsale are now selling for between £2,930 and £4,140 per square metre (£272 and £384 per square foot). Based on an internal area of 85 m², this implies a valuation between £249,000 and £352,000. 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
- 211 square metres (2,271 square feet) - map showing freehold boundary lines
- History:
- Archived sales listing for Christmas Cottage Hackney Road. Advertised on multiple portals. It was added on 28/05/2019. It last appeared Jul 2019.
- Photos:
-
There are 10 archived estate agent listing photos (taken in May 2019) for Christmas Cottage Hackney Road.
- Advertiser remarks:
-
- 3 bedrooms
- 1 bathrooms
- Planning ref:
- September 2020 DC/20/2839/LBC
- Type:
- Heritage application - conservation issues and listed buildings
- Status:
- Application approved
- Address:
- Christmas Cottage Hackney Road Peasenhall
- Description:
- Listed Building Consent - Remove 1980s studwork and plasterboard, wc and basin from first floor wc enclosure. Remove existing tongue and grove deal timber 1980s door. Build a modified wc enclosure using studwork and plasterboard to a height of 1.8m. and install a freestanding bath
- Planning ref:
- November 2009 C/09/1569
- Type:
- Full and householder planning application
- Status:
- Application approved
- Address:
- Christmas Cottage Hackney Road Peasenhall Saxmundham
- Description:
- Installation of oil tank in garden providing fuel to proposed central heating.
- Planning ref:
- February 2007 C/06/2339
- Type:
- Heritage application - conservation issues and listed buildings
- Status:
- Application approved
- Address:
- Christmas Cottage Hackney Road Peasenhall Saxmundham
- Description:
- Intenal alterations including creation of new entrance to bathroom, opening up of doorways & new shower room
- Planning ref:
- November 2006 SCDC/TCA/06/00101
- Type:
- Tree and hedge works
- Status:
- Application approved
- Address:
- Christmas Cottage Hackney Road Peasenhall Saxmundham
- Description:
- T1- Fell Norway Spruce to ground levelT2 - Fell Leylandii tree to ground level
- Summary:
- 30 March 2025 - energy performance certificate grade E
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Semi-Detached House , has 5 habitable rooms. Estimated year built before 1900
- Area:
- 86 sqm (926 square foot) total internal area
- Comments:
- Walls: Timber frame, as built, no insulation (assumed). Roof: Pitched, no insulation (assumed). Heating: Boiler and radiators, oil.
- Summary:
- 01 March 2013 - energy performance certificate grade E
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Semi-Detached House , has 4 habitable rooms. Estimated year built before 1900
- Area:
- 85 sqm (915 square foot) total internal area
- Comments:
- Walls: Timber frame, as built, no insulation (assumed). Roof: Roof room(s), ceiling insulated. Heating: Boiler and radiators, oil.
- Summary:
- 23 June 2009 - energy performance certificate grade F
- Reason for EPC:
- None
- Tenure:
- Owner-occupied
- Property type:
- None Estimated year built before 1900
- Area:
- 54 sqm (581 square foot) total internal area
- Comments:
Christmas Cottage Hackney Road 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 £328,898.
- Based on an internal area of 85 m² and recent prices in Kelsale, this implies a lower and upper quartile range from £249,000 to £352,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.