2, WOODCOCK ROAD, ROYSTON, SG8 7XT - £360,000

2 WOODCOCK ROAD is a very small extended detached house of 73m², built sometime between 1996 and 2002. It was last sold for £360,000 in August 2023, which was around 49% below the average August 2023 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was February 2023, where the current energy rating was C, and the potential energy rating was B.

2 WOODCOCK ROAD Sold Prices

Land registry data shows three sales for 2 WOODCOCK ROAD 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 WOODCOCK ROAD 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
2023 31 AUG	£360,000	£701,972	49% below HPI
2008 12 JUN	£225,000	£400,037	44% below HPI
2005 29 APR	£185,000	£341,751	46% below HPI

2 WOODCOCK ROAD 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 WOODCOCK ROAD sales between April 2005 and August 2023 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 June 2008 sale was for 44% below the HPI. So the extrapolation line tracks at 44% below the HPI over time, until the August 2023 sale, where it falls to 49% below the HPI. The line then continues to track at 49% below the HPI.

How Large is 2 WOODCOCK ROAD?

2 WOODCOCK ROAD is 73m², which includes one extension, according to the EPC inspection conducted in February 2023. This puts it in the smallest 10% of detached houses in Royston, based on EPC data. The below chart shows the distribution of detached houses by size in Royston, and where 2 WOODCOCK ROAD lies on this distribution: 3% of detached houses are smaller than 2 WOODCOCK ROAD, and 97% of houses are larger. Note that EPC data is not available for all properties in Royston.

2 WOODCOCK ROAD: Plot and Title Map

2 WOODCOCK ROAD sits on a plot of roughly 0.068 of an acre, or 274m². The below map shows the location of 2 WOODCOCK ROAD, 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 WOODCOCK ROAD). 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 WOODCOCK ROAD?

2 WOODCOCK ROAD is located in ROYSTON, in the SG8 postcode district. The below map shows the position of No. 2 on WOODCOCK ROAD.