12, GRIFFON WAY, LEAVESDEN, WATFORD, WD25 7GE - £504,000

12 GRIFFON WAY is a very small extended detached house of 92m², built sometime between 1996 and 2002. It was last sold for £504,000 in June 2017, which was around 49% below the average June 2017 detached price in the Three Rivers local authority area. The most recent EPC inspection was May 2012, where the current energy rating was D, and the potential energy rating was C.

12 GRIFFON WAY Sold Prices

Land registry data shows four sales for 12 GRIFFON WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the four 12 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
2017 23 JUN	£504,000	£984,686	49% below HPI
2013 28 MAY	£350,000	£666,574	47% below HPI
2010 12 FEB	£330,000	£584,052	43% below HPI
2001 30 JAN	£179,950	£359,213	50% below HPI

12 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 four 12 GRIFFON WAY sales between January 2001 and June 2017 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 May 2013 sale was for 47% below the HPI. So the extrapolation line tracks at 47% below the HPI over time, until the June 2017 sale, where it falls to 49% below the HPI. The line then continues to track at 49% below the HPI.

How Large is 12 GRIFFON WAY?

12 GRIFFON WAY is 92m², which includes one extension, according to the EPC inspection conducted in May 2012. 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 12 GRIFFON WAY lies on this distribution: 15% of detached houses are smaller than 12 GRIFFON WAY, and 85% of houses are larger. Note that EPC data is not available for all properties in Watford.

12 GRIFFON WAY: Plot and Title Map

12 GRIFFON WAY sits on a plot of roughly 0.053 of an acre, or 214m². The below map shows the location of 12 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 12 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 12 GRIFFON WAY?

12 GRIFFON WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 12 on GRIFFON WAY.