Hoodwink House, Royston Road, Wendens Ambo, Saffron Walden, CB11 4JX
About Hoodwink House
Hoodwink House is a detached house in Wendens Ambo, Saffron Walden, Saffron Walden (CB11 4JX). It has a recorded floor area of 287 m² (around 3089 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (June 2022) shows an E (score 49), well below the UK norm with real room to improve. When first surveyed in December 2015 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Poor; while roof efficiency dropped from Very Good to Good. The recommended improvements would push it to D (score 68). Main heating runs on oil.
Across 2003–2023, sale prices on this property compounded at 4.2% per year. Today's modelled estimate of £1,287,000 is 11.2% below the 2023 sale of £1,450,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. At 287 m² the property is well over the postcode median (57 m² across 29 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Last sale on file: £1,450,000 in September 2023.
Know exactly what you're buying at Hoodwink House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Hoodwink House's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Jun 2025Tree WorksTreesIn report
Fell to ground level 1no. Cedar tree and replant a smaller tree. Fell to ground level 1no. Holly tree and replant another tree in more suitable place.
- Documents
- 6 docs on file
- Reference
- UTT/25/1578/TCA
- Mar 2026ExtensionFullIn report
S73 application to vary condition 2 (approved plans) of UTT/25/1901/HHF (Proposed demolition of flat roof rear extension and outbuilding and erection of two storey rear extensions, replacement roof, single storey orangery extension, internal remodelling, conversion of outbuilding to gym, erection of cart lodge with office above and changes to fenestration) in order to omit first floor balcony and change fenestration
- Agent
- CANNON Architectural Design Ltd.
- Documents
- 11 docs on file
- Reference
- UTT/26/0223/FUL
We flagged 1 thing worth checking at Hoodwink House
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Latest sale on Hoodwink House was the highest on Land Registry record across the postcode.
£1,287,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 20 years.
£1,450,000
Growth on file: 4.2% per year over 20 years.
Sales timeline
26 September 2023Most recent
£1,450,000
+27.7%over 7 years9 August 2016
£1,135,750
+77.5%over 12 years9 October 2003
£640,000
Median price across the last 5 sales in CB11 4JX: £215,000 (2024–2021).
Nearby sales in CB11 4JX
The Old Mill, Flat 9, Royston Road, Wendens Ambo, Saffron Walden, CB11 4JX
Sold Nov 2024
£250,000The Old Mill, Flat 16, Royston Road, Wendens Ambo, Saffron Walden, CB11 4JX
Sold Nov 2024
£242,500Lime Tree House, Flat 1, Royston Road, Wendens Ambo, Saffron Walden, CB11 4JX
Sold Sept 2023
£191,500The Old Mill, Flat 1, Royston Road, Wendens Ambo, Saffron Walden, CB11 4JX
Sold Aug 2021
£215,000The Old Mill, Flat 17, Royston Road, Wendens Ambo, Saffron Walden, CB11 4JX
Sold Jul 2021
£210,000
Everything we know about Hoodwink House, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Royston Road homes
On price per m², Hoodwink House stands well clear of the street.
Price per m²
£5,052
Street avg £2,525
Floor Area
287 m²
Street avg 170 m²
Habitable Rooms
10 rooms
Street avg 7 rooms
CO₂ Emissions
13.0 t/year
Street avg 10.1 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Audley End Rail Station — railway station.
Closest school
2.1 km
Joyce Frankland Academy, Newport. 5 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
44.0dB