12, UPPER TAIL, WATFORD, WD19 5DF - £460,000

12 UPPER TAIL is a very small extended detached house of 93m², built sometime between 1967 and 1975. It was last sold for £460,000 in November 2018, which was around 54% below the average November 2018 detached price in the Three Rivers local authority area. The most recent EPC inspection was July 2018, where the current energy rating was D, and the potential energy rating was B.

12 UPPER TAIL Sold Prices

Land registry data shows two sales for 12 UPPER TAIL since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. Both of the two 12 UPPER TAIL 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
2018 23 NOV	£460,000	£995,058	54% below HPI
2002 22 MAR	£185,000	£390,349	53% below HPI

12 UPPER TAIL 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 two 12 UPPER TAIL sales from March 2002 and November 2018 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 March 2002 sale was for 53% below the HPI. So the extrapolation line tracks at 53% below the HPI over time, until the November 2018 sale, where it falls to 54% below the HPI. The line then continues to track at 54% below the HPI.

How Large is 12 UPPER TAIL?

12 UPPER TAIL is 93m², which includes one extension, according to the EPC inspection conducted in July 2018. 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 UPPER TAIL lies on this distribution: 15% of detached houses are smaller than 12 UPPER TAIL, and 84% of houses are larger. Note that EPC data is not available for all properties in Watford.

12 UPPER TAIL: Plot and Title Map

12 UPPER TAIL sits on a plot of roughly 0.063 of an acre, or 255m². The below map shows the location of 12 UPPER TAIL, 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 UPPER TAIL). 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 UPPER TAIL?

12 UPPER TAIL is located in WATFORD, in the WD19 postcode district. The below map shows the position of No. 12 on UPPER TAIL.