228, HORSESHOE LANE, WATFORD, WD25 7JQ - £565,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

228 HORSESHOE LANE is a midsized extended semi-detached house of 131m², built sometime between 1900 and 1929, which could now be worth an estimated £642,548. It was last sold for £565,000 in October 2018, which was around 25% above the average October 2018 semi-detached price in the Watford local authority area. The most recent EPC inspection was August 2012, where the current energy rating was D, and the potential energy rating was C.

228 HORSESHOE LANE Sold Prices

Land registry data shows two sales for 228 HORSESHOE LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Watford local authority area for the corresponding sale date. Both of the two 228 HORSESHOE LANE sales were 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
2018 26 OCT	£565,000	£450,367	25% above HPI
2013 31 JAN	£295,000	£281,800	5% above HPI

228 HORSESHOE LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Watford local authority area over time, sourced from the HPI. The two 228 HORSESHOE LANE sales from January 2013 and October 2018 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 January 2013 sale was for 5% above the HPI. So the extrapolation line tracks at 5% above the HPI over time, until the October 2018 sale, where it rises to 25% above the HPI. The line then continues to track at 25% above the HPI.

What might 228 HORSESHOE LANE be worth now?

228 HORSESHOE LANE might now be worth an estimated £642,548.

This is based on house price inflation of 13.7%, between October 2018 and October 2025, for semi-detached houses, in the Watford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.7% inflationary increase is applied to the most recent sale price for 228 HORSESHOE LANE of £565,000 on 26th October 2018. For the value to have increased from £565,000 to £642,548 over the seven years to October 2025, the following assumptions must hold true:

• The value of 228 HORSESHOE LANE has moved in line with the HPI for semi-detached houses in the Watford local authority area.
• The October 2018 sale price of £565,000 represented a fair market value for the property.
• The size, condition, and specification of 228 HORSESHOE LANE has not materially changed since October 2018.

How Large is 228 HORSESHOE LANE?

228 HORSESHOE LANE is 131m², which includes one extension, according to the EPC inspection conducted in August 2012. This puts it in the smallest 50% of semi-detached houses houses in Watford, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Watford, and where 228 HORSESHOE LANE lies on this distribution: 44% of semi-detached houses houses are smaller than 228 HORSESHOE LANE, and 55% of houses are larger. Note that EPC data is not available for all properties in Watford.

228 HORSESHOE LANE: Plot and Title Map

228 HORSESHOE LANE sits on a plot of roughly 0.070 of an acre, or 282m². The below map shows the location of 228 HORSESHOE LANE, 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 228 HORSESHOE LANE). 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 228 HORSESHOE LANE?

228 HORSESHOE LANE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 228 on HORSESHOE LANE.