1, FORRES CLOSE, HODDESDON, EN11 9HZ - £405,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

1 FORRES CLOSE is a very small semi-detached house of 84m², built sometime between 1950 and 1966, which could now be worth an estimated £469,959. It was last sold for £405,000 in June 2018, which was around 8% below the average June 2018 semi-detached price in the Broxbourne local authority area. The most recent EPC inspection was July 2012, where the current energy rating was D, and the potential energy rating was B.

1 FORRES CLOSE Sold Prices

Land registry data shows two sales for 1 FORRES CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Broxbourne local authority area for the corresponding sale date. Both of the two 1 FORRES CLOSE sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2018 1 JUN	£405,000	£440,385	8% below HPI
2012 5 OCT	£227,000	£270,266	16% below HPI

1 FORRES CLOSE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Broxbourne local authority area over time, sourced from the HPI. The two 1 FORRES CLOSE sales from October 2012 and June 2018 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2012 sale was for 16% below the HPI. So the extrapolation line tracks at 16% below the HPI over time, until the June 2018 sale, where it rises to 8% below the HPI. The line then continues to track at 8% below the HPI.

What might 1 FORRES CLOSE be worth now?

1 FORRES CLOSE might now be worth an estimated £469,959.

This is based on house price inflation of 16%, between June 2018 and March 2025, for semi-detached houses, in the Broxbourne local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16% inflationary increase is applied to the most recent sale price for 1 FORRES CLOSE of £405,000 on 1st June 2018. For the value to have increased from £405,000 to £469,959 over the seven years and three months to March 2025, the following assumptions must hold true:

• The value of 1 FORRES CLOSE has moved in line with the HPI for semi-detached houses in the Broxbourne local authority area.
• The June 2018 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of 1 FORRES CLOSE has not materially changed since June 2018.

How Large is 1 FORRES CLOSE?

1 FORRES CLOSE is 84m² according to the EPC inspection conducted in July 2012. This puts it in the smallest 10% of semi-detached houses houses in Hoddesdon, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hoddesdon, and where 1 FORRES CLOSE lies on this distribution: 7% of semi-detached houses houses are smaller than 1 FORRES CLOSE, and 92% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

1 FORRES CLOSE: Plot and Title Map

1 FORRES CLOSE sits on a plot of roughly 0.052 of an acre, or 212m². The below map shows the location of 1 FORRES CLOSE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 1 FORRES CLOSE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 1 FORRES CLOSE?

1 FORRES CLOSE is located in HODDESDON, in the EN11 postcode district. The below map shows the position of No. 1 on FORRES CLOSE.