11, GRIFFON WAY, LEAVESDEN, WATFORD, WD25 7GE - £420,000

11 GRIFFON WAY is a small detached house of 106m², built sometime between 1996 and 2002. It was last sold for £420,000 in December 2011, which was around 31% below the average December 2011 detached price in the Three Rivers local authority area. The most recent EPC inspection was August 2011, where the current energy rating was D, and the potential energy rating was C.

11 GRIFFON WAY Sold Prices

Land registry data shows three sales for 11 GRIFFON WAY 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 11 GRIFFON WAY 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
2011 14 DEC	£420,000	£611,634	31% below HPI
2005 28 JUL	£380,000	£493,073	23% below HPI
2001 28 FEB	£244,950	£358,591	32% below HPI

11 GRIFFON WAY 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 11 GRIFFON WAY sales between February 2001 and December 2011 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 July 2005 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the December 2011 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

How Large is 11 GRIFFON WAY?

11 GRIFFON WAY is 106m² according to the EPC inspection conducted in August 2011. This puts it in the smallest 30% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 11 GRIFFON WAY lies on this distribution: 24% of detached houses are smaller than 11 GRIFFON WAY, and 76% of houses are larger. Note that EPC data is not available for all properties in Watford.

11 GRIFFON WAY: Plot and Title Map

11 GRIFFON WAY sits on a plot of roughly 0.069 of an acre, or 281m². The below map shows the location of 11 GRIFFON WAY, 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 11 GRIFFON WAY). 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 11 GRIFFON WAY?

11 GRIFFON WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 11 on GRIFFON WAY.