2, GRIFFON WAY, LEAVESDEN, WATFORD, WD25 7GE - £432,000

2 GRIFFON WAY is a small detached house of 117m², built sometime between 2003 and 2006. It was last sold for £432,000 in September 2011, which was around 34% below the average September 2011 detached price in the Three Rivers local authority area. The most recent EPC inspection was May 2011, where the current energy rating was C, and the potential energy rating was C.

2 GRIFFON WAY Sold Prices

Land registry data shows three sales for 2 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 2 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 2 SEP	£432,000	£650,534	34% below HPI
2007 20 JUL	£470,000	£595,838	21% below HPI
2001 27 FEB	£314,950	£358,591	12% below HPI

2 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 2 GRIFFON WAY sales between February 2001 and September 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 2007 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the September 2011 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

How Large is 2 GRIFFON WAY?

2 GRIFFON WAY is 117m² according to the EPC inspection conducted in May 2011. 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 2 GRIFFON WAY lies on this distribution: 33% of detached houses are smaller than 2 GRIFFON WAY, and 67% of houses are larger. Note that EPC data is not available for all properties in Watford.

2 GRIFFON WAY: Plot and Title Map

2 GRIFFON WAY sits on a plot of roughly 0.083 of an acre, or 335m². The below map shows the location of 2 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 2 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 2 GRIFFON WAY?

2 GRIFFON WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 2 on GRIFFON WAY.