12, Blacksmiths Way, IP30 9GH
12 Blacksmiths Way is a 67 m² / 721 sq ft flat in Elmswell. It sold for £175,000 in January 2022. Indexed forward to today's value, that sale is roughly £173k. Recent local prices imply a broad valuation context of £204k to £251k based on its internal area. The Land Registry and EPC data was last updated 1 November 2026.
- Sale history
-
Date Paid price Annual growth After inflation Jan 2022 £175,000 * 0.3% -2.0% Jan 2017 £172,000 6.1% 5.2% Apr 2014 £146,000 5.1% 3.0% Dec 2011 £130,000 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
- 67 square metres (721 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,611 per square metre (£243 per square foot) in Jan 2022. Indexed forward to today's value, this is roughly £2,579 per square metre (£240 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jan 2022 £175,000 £2,612 £172,773 £2,579 Jan 2017 £172,000 £2,567 £192,892 £2,879 Apr 2014 £146,000 £2,179 £188,170 £2,809 Dec 2011 £130,000 £1,940 £188,033 £2,806 Calculated using the latest EPC internal area of 67 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 £172,773. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Elmswell are now selling for between £3,050 and £3,750 per square metre (£283 and £348 per square foot). Based on an internal area of 67 m², this implies a valuation between £204,000 and £251,000. 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
- 2
- Type
- Flat
- Council tax band
- B
- Summary:
- 24 May 2021 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Maisonette , has 3 habitable rooms. Estimated year built 2003 to 2006
- Area:
- 67 sqm (721 square foot) total internal area
- Comments:
- Walls: Timber frame, as built, insulated (assumed). Roof: Pitched, 300 mm loft insulation. Heating: Boiler and radiators, mains gas.
- Summary:
- 24 June 2011 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Unknown
- Property type:
- None , has 3 habitable rooms. Estimated year built 2003 to 2006
- Area:
- 66 sqm (710 square foot) total internal area
- Comments:
- Walls: Timber frame, as built, insulated (assumed). Roof: Pitched, 250mm loft insulation. Heating: Boiler and radiators, mains gas.
12 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 £172,773.
- Based on an internal area of 67 m² and recent prices in Elmswell, this implies a lower and upper quartile range from £204,000 to £251,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.