2, THE SHRUBBERY, HEMEL HEMPSTEAD, HP1 2TG - £480,000

2 THE SHRUBBERY is a midsized extended detached house of 118m², built sometime between 1983 and 1990. It was last sold for £480,000 in February 2021, which was around 46% below the average February 2021 detached price in the Dacorum local authority area. The most recent EPC inspection was October 2020, where the current energy rating was D, and the potential energy rating was C.

2 THE SHRUBBERY Sold Prices

Land registry data shows two sales for 2 THE SHRUBBERY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Dacorum local authority area for the corresponding sale date. Both of the two 2 THE SHRUBBERY 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
2021 26 FEB	£480,000	£884,443	46% below HPI
2012 14 AUG	£365,000	£547,977	33% below HPI

2 THE SHRUBBERY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Dacorum local authority area over time, sourced from the HPI. The two 2 THE SHRUBBERY sales from August 2012 and February 2021 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 August 2012 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the February 2021 sale, where it falls to 46% below the HPI. The line then continues to track at 46% below the HPI.

How Large is 2 THE SHRUBBERY?

2 THE SHRUBBERY is 118m², which includes three extensions, according to the EPC inspection conducted in October 2020. This puts it in the smallest 50% of detached houses in Hemel Hempstead, based on EPC data. The below chart shows the distribution of detached houses by size in Hemel Hempstead, and where 2 THE SHRUBBERY lies on this distribution: 41% of detached houses are smaller than 2 THE SHRUBBERY, and 59% of houses are larger. Note that EPC data is not available for all properties in Hemel Hempstead.

2 THE SHRUBBERY: Plot and Title Map

2 THE SHRUBBERY sits on a plot of roughly 0.063 of an acre, or 254m². The below map shows the location of 2 THE SHRUBBERY, 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 SHRUBBERY). 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 SHRUBBERY?

2 THE SHRUBBERY is located in HEMEL HEMPSTEAD, in the HP1 postcode district. The below map shows the position of No. 2 on THE SHRUBBERY.