1, THE WILLOWS, WATFORD, WD19 4QB - £480,000

1 THE WILLOWS is a very small extended detached house of 95m², built sometime between 1983 and 1990. It was last sold for £480,000 in December 2016, which was around 50% below the average December 2016 detached price in the Three Rivers local authority area. The most recent EPC inspection was November 2016, where the current energy rating was C, and the potential energy rating was B.

1 THE WILLOWS Sold Prices

Land registry data shows three sales for 1 THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the three 1 THE WILLOWS 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
2016 12 DEC	£480,000	£959,362	50% below HPI
2006 24 AUG	£230,500	£540,635	57% below HPI
2003 20 NOV	£90,000	£467,681	81% below HPI

1 THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Three Rivers local authority area over time, sourced from the HPI. The three 1 THE WILLOWS sales between November 2003 and December 2016 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 August 2006 sale was for 57% below the HPI. So the extrapolation line tracks at 57% below the HPI over time, until the December 2016 sale, where it rises to 50% below the HPI. The line then continues to track at 50% below the HPI.

How Large is 1 THE WILLOWS?

1 THE WILLOWS is 95m², which includes one extension, according to the EPC inspection conducted in November 2016. This puts it in the smallest 20% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 1 THE WILLOWS lies on this distribution: 16% of detached houses are smaller than 1 THE WILLOWS, and 83% of houses are larger. Note that EPC data is not available for all properties in Watford.

1 THE WILLOWS: Plot and Title Map

1 THE WILLOWS sits on a plot of roughly 0.051 of an acre, or 206m². The below map shows the location of 1 THE WILLOWS, 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 THE WILLOWS). 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 THE WILLOWS?

1 THE WILLOWS is located in WATFORD, in the WD19 postcode district. The below map shows the position of No. 1 on THE WILLOWS.