Reed Cottage, PE27 4TG
Reed Cottage is a 139 m² / 1,496 sq ft detached home in Needingworth. It sold for £405,000 in July 2025. Indexed forward to today's value, that sale is roughly £397k. Recent local prices imply a broad valuation context of £457k to £580k based on its internal area. The Land Registry and EPC data was last updated 22 September 2026.
- Sale history
-
Date Paid price Annual growth After inflation Jul 2025 £405,000 0.2% -4.1% Dec 2019 £400,000 na na - Internal area
- 139 square metres (1,496 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,913 per square metre (£271 per square foot) in Jul 2025. Indexed forward to today's value, this is roughly £2,858 per square metre (£265 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jul 2025 £405,000 £2,914 £397,196 £2,858 Dec 2019 £400,000 £2,878 £480,124 £3,454 Calculated using the latest EPC internal area of 139 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 £397,196. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Needingworth are now selling for between £3,290 and £4,170 per square metre (£305 and £387 per square foot). Based on an internal area of 139 m², this implies a valuation between £457,000 and £580,000. 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
- na
- Type
- Detached
- Council tax band
- D
- Plot size
- 1,166 square metres (12,551 square feet) - map showing freehold boundary lines
- Planning ref:
- June 2023 23/00522/HHFUL
- Type:
- Full and householder planning application
- Status:
- Application withdrawn before a decision was taken
- Address:
- Reed Cottage Holywell Front Holywell St Ives
- Description:
- Demolish a kitchen and replace with a linked single storey extension.
- Planning ref:
- July 2021 21/00111/HHFUL
- Type:
- Full and householder planning application
- Status:
- Application refused
- Address:
- Reed Cottage Holywell Front Holywell St Ives
- Description:
- Replacement of kitchen and removal of shed replaced with a linked 1.5 storey extension. Installation of an air source heat pump to introduce heating to the existing cottage and proposed extension.
- Planning ref:
- July 2021 21/00112/LBC
- Type:
- Heritage application - conservation issues and listed buildings
- Status:
- Application refused
- Address:
- Reed Cottage Holywell Front Holywell St Ives
- Description:
- Replacement of kitchen and removal of shed replaced with a linked 1.5 storey extension. Installation of an air source heat pump to introduce heating to the existing cottage and proposed extension.
- Planning ref:
- December 2020 20/02026/TRCA
- Type:
- Tree and hedge works
- Status:
- Application approved
- Address:
- Reed Cottage Holywell Front Holywell St Ives
- Description:
- TREE REPORT 1Mixed native hedge (H1) - Dense hedge that contains heavy bramble overhanging public footpath on front boundary. Considered a hazard and will be replaced with more suitable hedging. Prunus (1) - low quality, swamped by ivy and predominantly dead wood. Visible as a feature from immediate street frontage - will be replaced by new planting.Prunus (2) - former hedging/self set leggy and unstable leaning towards footpath. Part of semi hedge line. Will be replaced by new hedging plants.Hawthorn (3) - Ivy covered and twin stemmed in the informal and incomplete hedge line. Very poor condition and plan to replace.Conifer (4) - Twin stemmed and upper canopy pulling apart. Considered dangerous in proximity to neighbour's garden. Will be replaced.Conifer (6) - remove as splitting apart and large proportion of deadwood. In very poor condition due to ivy growth/coverage. Will be replaced.TREE REPORT 2Spruce (F) - fell because of excessive shading and low amenity value. Tree is of very poor quality with heavy die back and due to its sheer height (20m+). Considered dangerous to the cottage and neighboring garden/property. It is positioned in the centre of the garden and prevents light for growth of entire garden.
- Planning ref:
- November 2020 20/01172/LBC
- Type:
- Heritage application - conservation issues and listed buildings
- Status:
- Application withdrawn before a decision was taken
- Address:
- Rose And Crown Shilton Burford Oxfordshire
- Description:
- Demolish a kitchen and shed and replacement with a linked two storey extension. Structural reinforcement of an outbuilding for the installation of solar panels and an air source heat pump.
- Planning ref:
- September 2017 17/80198/COND
- Type:
- Discharge of conditions imposed on an existing application
- Status:
- Application approved with conditions
- Address:
- Reed Cottage Holywell Front Holywell St Ives
- Description:
- Condition information for 17/01052/LBC - C5
- Summary:
- 15 September 2009 - energy performance certificate grade F
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- rental (private)
- Tenure:
- Unknown
- Property type:
- Detached House , has 5 habitable rooms. Estimated year built before 1900
- Area:
- 139 sqm (1,496 square foot) total internal area
- Comments:
- Walls: Timber frame, as built, no insulation (assumed). Roof: Thatched, with additional insulation. Heating: Electric storage heaters.
Reed Cottage 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 £397,196.
- Based on an internal area of 139 m² and recent prices in Needingworth, this implies a lower and upper quartile range from £457,000 to £580,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.