12, Blacksmiths Way, NN7 2HY

12 Blacksmiths Way is a 81 m² / 872 sq ft semi-detached home in Roade. It sold for £287,500 in March 2025. Indexed forward to today's value, that sale is roughly £298k. Recent local prices imply a broad valuation context of £263k to £329k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
£287,500 on Mar 2025
Internal area
81 square metres (872 square feet) according to latest EPC inspection
Price per internal area

This property sold for £3,549 per square metre (£330 per square foot) in Mar 2025. Indexed forward to today's value, this is roughly £3,682 per square metre (£342 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Mar 2025 £287,500 £3,549 £298,270 £3,682

Calculated using the latest EPC internal area of 81 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 £298,270. 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 81 m², this implies a valuation between £263,000 and £329,000. 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
EPC Inspections
Summary:
12 July 2024 - energy performance certificate grade D
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 1967 to 1975
Area:
81 sqm (872 square foot) total internal area
Comments:
Walls: Cavity wall, filled cavity. Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

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 £298,270.
  • Based on an internal area of 81 m² and recent prices in Roade, this implies a lower and upper quartile range from £263,000 to £329,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 12 Blacksmiths Way last sold for £287,500 in March 2025.

HouseMetric shows 12 Blacksmiths Way as 81 m² (872 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 12 July 2024. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 12 Blacksmiths Way was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

12 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.