Growth Since the Last Sale

How much has a house on Cotleigh Road gained since it last changed hands? For forty-five of them there is enough public record to answer: a registered sale price from HM Land Registry on one side, a current automated estimate on the other.

Forty-five of these addresses have both a registered sale price and a Zoopla estimate, which is enough to say what each house has done since it last changed hands. The change column is the estimate minus the sale price — the same subtraction Zoopla itself prints under its estimates, and it agrees with Zoopla's own figure on all twelve addresses where both were captured, to the nearest £500 of rounding. The annualised column compounds that change over the years elapsed.

Read the percentage column with the year beside it. A house that sold in 1997 has had twenty-nine years to appreciate and one that sold in 2025 has had one, so the raw percentages sort almost perfectly by date and say little on their own. The annualised column is the one that compares like with like.

The right-hand column links each address to its Zoopla and Rightmove pages. The sale price on the left is a matter of public record; the estimate on the right is a model's opinion, and those two links are where it can be read in full, revision dates and all.

The interesting comparison is within a single year, not across the table. Four of these houses last sold in 2022. Number 37 is up 28 per cent since, number 44 sixteen, number 30 fourteen — and number 26, which sold for £530,000, is up one. The two 2025 sales tell the same story: number 13 sold at £397,500 and is up 7 per cent, number 24 sold at £525,000 and is up 0.4.

Both houses that sold above £500,000 are the two flattest rows in the table. That is not a claim that large houses on this street are bad buys; it is what the model says, and the likeliest reading is a ceiling. The comparable evidence thins out fast above half a million on a road of two-bedroom semis, and an automated valuation with few comparables tends to sit still. Number 9, the second-largest house here, is the widest Rightmove–Zoopla disagreement on the street for the same reason.

The floor is firmer than the ceiling. Every address that sold below £400,000 shows a gain, the median annualised rate across all forty-five is 4.6 per cent, and the houses that sold longest ago have compounded at between 6 and 7 per cent a year for a quarter of a century.

These are model estimates against real sale prices, so the left-hand side of each subtraction is a fact and the right-hand side is an opinion. A row is only as good as the estimate in it.

Related#

• What fifty valuations say about one street — the distribution these estimates form, and what predicts them.
• Zoopla versus Rightmove — the two providers compared address by address.
• The full valuation matrix — every address, both providers, with source links.