2, ROYCE GROVE, LEAVESDEN, WATFORD, WD25 7GD - £610,000

2 ROYCE GROVE is a large detached house of 156m², built sometime between 1996 and 2002. It was last sold for £610,000 in September 2015, which was around 29% below the average September 2015 detached price in the Three Rivers local authority area. The most recent EPC inspection was September 2014, where the current energy rating was C, and the potential energy rating was B.

2 ROYCE GROVE Sold Prices

Land registry data shows two sales for 2 ROYCE GROVE 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 2 ROYCE GROVE 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
2015 4 SEP	£610,000	£862,628	29% below HPI
2001 19 JUL	£349,995	£374,853	7% below HPI

2 ROYCE GROVE 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 2 ROYCE GROVE sales from July 2001 and September 2015 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 2001 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the September 2015 sale, where it falls to 29% below the HPI. The line then continues to track at 29% below the HPI.

How Large is 2 ROYCE GROVE?

2 ROYCE GROVE is 156m² according to the EPC inspection conducted in September 2014. This puts it in the largest 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 ROYCE GROVE lies on this distribution: 66% of detached houses are smaller than 2 ROYCE GROVE, and 33% of houses are larger. Note that EPC data is not available for all properties in Watford.

2 ROYCE GROVE: Plot and Title Map

2 ROYCE GROVE sits on a plot of roughly 0.081 of an acre, or 328m². The below map shows the location of 2 ROYCE GROVE, 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 ROYCE GROVE). 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 ROYCE GROVE?

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