Rose Cottage, Puddock Road, PE28 2UB
Rose Cottage Puddock Road is a 495 m² / 5,328 sq ft property in Warboys. It sold for £1,400,000 in July 2026. Indexed forward to today's value, that sale is roughly £1,390k. Recent local prices imply a broad valuation context of £1,341k to £1,752k 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 Jul 2026 £1,400,000 * 0.4% -3.7% May 2022 £1,375,000 * 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
- 495 square metres (5,328 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,828 per square metre (£263 per square foot) in Jul 2026. Indexed forward to today's value, this is roughly £2,809 per square metre (£261 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Jul 2026 £1,400,000 £2,828 £1,390,422 £2,809 May 2022 £1,375,000 £2,778 £1,421,865 £2,872 Calculated using the latest EPC internal area of 495 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 £1,390,422. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Warboys are now selling for between £2,710 and £3,540 per square metre (£251 and £328 per square foot). Based on an internal area of 495 m², this implies a valuation between £1,341,000 and £1,752,000. 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
- Other
- Council tax band
- na
- Planning ref:
- July 2015 15/00786/HHFUL
- Type:
- Full and householder planning application
- Status:
- Application approved
- Address:
- Rose Cottage Puddock Road Warboys Huntingdo
- Description:
- Extension to the side and rear to create a link to the garage and swimming pool building
- Planning ref:
- August 2013 1300997FUL
- Type:
- Full and householder planning application
- Status:
- Application approved
- Address:
- New Dwelling At Rose Cottage Puddock Road Warboy
- Description:
- Proposed garages and conservatory to approved dwelling
- Planning ref:
- July 2012 1200984NMA
- Type:
- Amendments or alterations arising from an existing or previous application
- Status:
- Application approved
- Address:
- Rose Cottage Puddock Road Warboys Huntingdo
- Description:
- Amendment to Planning Permission 1101037FUL to, detach the approved entrance porch from the forward projecting glazed gable. Openings for ventilation to be relocated in the side returns of the projecting gable. Horizontal Oak tie beam introduced at eaves level to prevent the spread of the eaves.
- Planning ref:
- November 2011 1101037FUL
- Type:
- Full and householder planning application
- Status:
- Application approved
- Address:
- Rose Cottage Puddock Road Warboys Huntingdo
- Description:
- Replacement dwelling
- Planning ref:
- May 2011 1100353FUL
- Type:
- Full and householder planning application
- Status:
- Application refused
- Address:
- Rose Cottage Puddock Road Warboys Huntingdo
- Description:
- Replacement dwelling, garage and stables
- Summary:
- 26 November 2025 - energy performance certificate grade B
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Detached House , has 11 habitable rooms. Estimated year built 2012 to 2021
- Area:
- 495 sqm (5,328 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 270 mm loft insulation. Heating: Ground source heat pump, warm air, electric.
- Summary:
- 01 October 2021 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Detached House , has 11 habitable rooms. Estimated year built 2012 to onwards
- Area:
- 463 sqm (4,984 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 270 mm loft insulation. Heating: Ground source heat pump, underfloor, electric, Boiler and radiators, oil.
- Summary:
- 25 February 2014 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- new dwelling
- Tenure:
- Unknown
- Property type:
- Detached House Estimated year built None to None
- Area:
- 253 sqm (2,723 square foot) total internal area
- Comments:
- Heating: Ground source heat pump, underfloor, electric.
- Summary:
- 10 June 2010 - energy performance certificate grade F
- Reason for EPC:
- None
- Tenure:
- Owner-occupied
- Property type:
- None , has 5 habitable rooms. Estimated year built before 1900
- Area:
- 112 sqm (1,206 square foot) total internal area
- Comments:
Rose Cottage Puddock 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 £1,390,422.
- Based on an internal area of 495 m² and recent prices in Warboys, this implies a lower and upper quartile range from £1,341,000 to £1,752,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.