2, THE BEECHES, HIGH STREET, BARKWAY, ROYSTON, SG8 8EG - £445,000

2 THE BEECHES is a midsized extended detached house of 128m², built sometime between 1996 and 2002. It was last sold for £445,000 in October 2017, which was around 28% below the average October 2017 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was May 2016, where the current energy rating was D, and the potential energy rating was B.

2 THE BEECHES Sold Prices

Land registry data shows three sales for 2 THE BEECHES since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Hertfordshire local authority area for the corresponding sale date. All of the three 2 THE BEECHES 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 20 OCT	£445,000	£619,717	28% below HPI
2007 25 MAY	£320,000	£384,101	17% below HPI
1996 13 SEP	£114,000	£124,328	8% below HPI

2 THE BEECHES Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Hertfordshire local authority area over time, sourced from the HPI. The three 2 THE BEECHES sales between September 1996 and October 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 2007 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the October 2017 sale, where it falls to 28% below the HPI. The line then continues to track at 28% below the HPI.

How Large is 2 THE BEECHES?

2 THE BEECHES is 128m², which includes one extension, according to the EPC inspection conducted in May 2016. This puts it in the smallest 50% of detached houses in Barkway, based on EPC data. The below chart shows the distribution of detached houses by size in Barkway, and where 2 THE BEECHES lies on this distribution: 44% of detached houses are smaller than 2 THE BEECHES, and 56% of houses are larger. Note that EPC data is not available for all properties in Barkway.

2 THE BEECHES: Plot and Title Map

2 THE BEECHES sits on a plot of roughly 0.066 of an acre, or 267m². The below map shows the location of 2 THE BEECHES, 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 THE BEECHES). 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 THE BEECHES?

2 THE BEECHES is located on HIGH STREET in BARKWAY, in the SG8 postcode district. The below map shows the position of 2 THE BEECHES on HIGH STREET.