34, VICTORIA CRESCENT, ROYSTON, SG8 7AX - £410,000

34 VICTORIA CRESCENT is a very small extended detached house of 79m², built sometime between 1930 and 1949. It was last sold for £410,000 in August 2018, which was around 35% below the average August 2018 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was November 2017, where the current energy rating was D, and the potential energy rating was B.

34 VICTORIA CRESCENT Sold Prices

Land registry data shows three sales for 34 VICTORIA CRESCENT 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 34 VICTORIA CRESCENT 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
2018 15 AUG	£410,000	£633,986	35% below HPI
2012 6 JAN	£285,000	£404,131	29% below HPI
2006 6 DEC	£290,000	£376,270	23% below HPI

34 VICTORIA CRESCENT 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 34 VICTORIA CRESCENT sales between December 2006 and August 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 2012 sale was for 29% below the HPI. So the extrapolation line tracks at 29% below the HPI over time, until the August 2018 sale, where it falls to 35% below the HPI. The line then continues to track at 35% below the HPI.

How Large is 34 VICTORIA CRESCENT?

34 VICTORIA CRESCENT is 79m², which includes one extension, according to the EPC inspection conducted in November 2017. 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 34 VICTORIA CRESCENT lies on this distribution: 6% of detached houses are smaller than 34 VICTORIA CRESCENT, and 93% of houses are larger. Note that EPC data is not available for all properties in Royston.

34 VICTORIA CRESCENT: Plot and Title Map

34 VICTORIA CRESCENT sits on a plot of roughly 0.183 of an acre, or 739m². The below map shows the location of 34 VICTORIA CRESCENT, 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 34 VICTORIA CRESCENT). 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 34 VICTORIA CRESCENT?

34 VICTORIA CRESCENT is located in ROYSTON, in the SG8 postcode district. The below map shows the position of No. 34 on VICTORIA CRESCENT.