11, HORSESHOE LANE, WATFORD, WD25 0LN - £498,000

11 HORSESHOE LANE is a small extended detached house of 116m², built sometime between 1900 and 1929. It was last sold for £498,000 in February 2021, which was around 42% below the average February 2021 detached price in the Watford local authority area. The most recent EPC inspection was November 2016, where the current energy rating was D, and the potential energy rating was B.

11 HORSESHOE LANE Sold Prices

Land registry data shows two sales for 11 HORSESHOE LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Watford local authority area for the corresponding sale date. Both of the two 11 HORSESHOE LANE 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
2021 11 FEB	£498,000	£857,718	42% below HPI
2014 27 NOV	£305,000	£637,404	52% below HPI

11 HORSESHOE LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Watford local authority area over time, sourced from the HPI. The two 11 HORSESHOE LANE sales from November 2014 and February 2021 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 November 2014 sale was for 52% below the HPI. So the extrapolation line tracks at 52% below the HPI over time, until the February 2021 sale, where it rises to 42% below the HPI. The line then continues to track at 42% below the HPI.

How Large is 11 HORSESHOE LANE?

11 HORSESHOE LANE is 116m², which includes two extensions, according to the EPC inspection conducted in November 2016. This puts it in the smallest 40% 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 HORSESHOE LANE lies on this distribution: 32% of detached houses are smaller than 11 HORSESHOE LANE, and 67% of houses are larger. Note that EPC data is not available for all properties in Watford.

11 HORSESHOE LANE: Plot and Title Map

11 HORSESHOE LANE sits on a plot of roughly 0.124 of an acre, or 501m². The below map shows the location of 11 HORSESHOE LANE, 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 HORSESHOE LANE). 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 HORSESHOE LANE?

11 HORSESHOE LANE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 11 on HORSESHOE LANE.