12, DAWES LANE, SARRATT, RICKMANSWORTH, WD3 6BB - £480,500

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.

12 DAWES LANE is a very small extended semi-detached house of 83m², built sometime between 1900 and 1929, which could now be worth an estimated £534,023. It was last sold for £480,500 in September 2016, which was around 5% below the average September 2016 semi-detached price in the Three Rivers local authority area. The most recent EPC inspection was June 2016, where the current energy rating was D, and the potential energy rating was A.

12 DAWES LANE Sold Prices

Land registry data shows two sales for 12 DAWES LANE 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 Three Rivers local authority area for the corresponding sale date. One of the two 12 DAWES LANE sales was for below the average price, whilst the other was for above 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 22 SEP	£480,500	£503,296	5% below HPI
1997 28 FEB	£110,000	£95,762	15% above HPI

12 DAWES LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Three Rivers local authority area over time, sourced from the HPI. The two 12 DAWES LANE sales from February 1997 and September 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 February 1997 sale was for 15% above the HPI. So the extrapolation line tracks at 15% above the HPI over time, until the September 2016 sale, where it falls to 5% below the HPI. The line then continues to track at 5% below the HPI.

What might 12 DAWES LANE be worth now?

12 DAWES LANE might now be worth an estimated £534,023.

This is based on house price inflation of 11.1%, between September 2016 and February 2025, for semi-detached houses, in the Three Rivers local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 11.1% inflationary increase is applied to the most recent sale price for 12 DAWES LANE of £480,500 on 22nd September 2016. For the value to have increased from £480,500 to £534,023 over the nine years and seven months to February 2025, the following assumptions must hold true:

• The value of 12 DAWES LANE has moved in line with the HPI for semi-detached houses in the Three Rivers local authority area.
• The September 2016 sale price of £480,500 represented a fair market value for the property.
• The size, condition, and specification of 12 DAWES LANE has not materially changed since September 2016.

How Large is 12 DAWES LANE?

12 DAWES LANE is 83m², which includes one extension, according to the EPC inspection conducted in June 2016. This puts it in the smallest 10% of semi-detached houses houses in Sarratt, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Sarratt, and where 12 DAWES LANE lies on this distribution: 3% of semi-detached houses houses are smaller than 12 DAWES LANE, and 96% of houses are larger. Note that EPC data is not available for all properties in Sarratt.

12 DAWES LANE: Plot and Title Map

12 DAWES LANE sits on a plot of roughly 0.044 of an acre, or 177m². The below map shows the location of 12 DAWES 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 12 DAWES 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 12 DAWES LANE?

12 DAWES LANE is located in SARRATT, in the WD3 postcode district. The below map shows the position of No. 12 on DAWES LANE.