3, THE SPINNEY, BERKHAMSTED, HP4 3YS - £1,250,000

3 THE SPINNEY is a very large extended detached house of 274m², built sometime between 1991 and 1995. It was last sold for £1,250,000 in November 2020, which was around 44% above the average November 2020 detached price in the Dacorum local authority area. The most recent EPC inspection was May 2018, where the current energy rating was C, and the potential energy rating was C.

3 THE SPINNEY Sold Prices

Land registry data shows three sales for 3 THE SPINNEY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Dacorum local authority area for the corresponding sale date. All of the three 3 THE SPINNEY 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
2020 13 NOV	£1,250,000	£865,917	44% above HPI
2002 5 JUL	£535,000	£363,552	47% above HPI
1998 16 JAN	£290,000	£208,710	39% above HPI

3 THE SPINNEY 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 three 3 THE SPINNEY sales between January 1998 and November 2020 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 July 2002 sale was for 47% above the HPI. So the extrapolation line tracks at 47% above the HPI over time, until the November 2020 sale, where it falls to 44% above the HPI. The line then continues to track at 44% above the HPI.

How Large is 3 THE SPINNEY?

3 THE SPINNEY is 274m², which includes one extension, according to the EPC inspection conducted in May 2018. This puts it in the largest 10% of detached houses in Berkhamsted, based on EPC data. The below chart shows the distribution of detached houses by size in Berkhamsted, and where 3 THE SPINNEY lies on this distribution: 90% of detached houses are smaller than 3 THE SPINNEY, and 10% of houses are larger. Note that EPC data is not available for all properties in Berkhamsted.

3 THE SPINNEY: Plot and Title Map

3 THE SPINNEY sits on a plot of roughly 0.245 of an acre, or 991m². The below map shows the location of 3 THE SPINNEY, 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 3 THE SPINNEY). 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 3 THE SPINNEY?

3 THE SPINNEY is located in BERKHAMSTED, in the HP4 postcode district. The below map shows the position of No. 3 on THE SPINNEY.