22, THE GARDENS, WATFORD, WD17 3DS - £807,500

22 THE GARDENS is a midsized extended detached house of 132m², built sometime between 1930 and 1949. It was last sold for £807,500 in September 2019, which was about the average September 2019 detached price in the Watford local authority area. The most recent EPC inspection was March 2019, where the current energy rating was E, and the potential energy rating was B.

22 THE GARDENS Sold Prices

Land registry data shows two sales for 22 THE GARDENS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Watford local authority area for the corresponding sale date. One of the two 22 THE GARDENS sales was roughly equal to the average price, whilst the other was for above 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
2019 20 SEP	£807,500	£804,568	Close to HPI
2005 16 SEP	£450,000	£409,732	10% above HPI

22 THE GARDENS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Watford local authority area over time, sourced from the HPI. The two 22 THE GARDENS sales from September 2005 and September 2019 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 September 2005 sale was for 10% above the HPI. So the extrapolation line tracks at 10% above the HPI over time, until the September 2019 sale, where it falls to roughly the same level as the HPI. The line then continues to track in line with the HPI.

How Large is 22 THE GARDENS?

22 THE GARDENS is 132m², which includes four extensions, according to the EPC inspection conducted in March 2019. This puts it in the smallest 50% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 22 THE GARDENS lies on this distribution: 47% of detached houses are smaller than 22 THE GARDENS, and 52% of houses are larger. Note that EPC data is not available for all properties in Watford.

22 THE GARDENS: Plot and Title Map

22 THE GARDENS sits on a plot of roughly 0.121 of an acre, or 489m². The below map shows the location of 22 THE GARDENS, 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 22 THE GARDENS). 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 22 THE GARDENS?

22 THE GARDENS is located in WATFORD, in the WD17 postcode district. The below map shows the position of No. 22 on THE GARDENS.