46, TANNERY DRIFT, ROYSTON, SG8 5DE - £465,000

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.

46 TANNERY DRIFT is a large extended detached house of 145m², built sometime between 1900 and 1929, which could now be worth an estimated £559,498. It was last sold for £465,000 in August 2019, which was around 30% below the average August 2019 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was June 2017, where the current energy rating was E, and the potential energy rating was C.

46 TANNERY DRIFT Sold Prices

Land registry data shows three sales for 46 TANNERY DRIFT 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 46 TANNERY DRIFT 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
2019 30 AUG	£465,000	£661,425	30% below HPI
2017 20 SEP	£432,500	£665,201	35% below HPI
2000 7 JUL	£145,000	£223,491	35% below HPI

46 TANNERY DRIFT 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 46 TANNERY DRIFT sales between July 2000 and August 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 2017 sale was for 35% below the HPI. So the extrapolation line tracks at 35% below the HPI over time, until the August 2019 sale, where it rises to 30% below the HPI. The line then continues to track at 30% below the HPI.

What might 46 TANNERY DRIFT be worth now?

46 TANNERY DRIFT might now be worth an estimated £559,498.

This is based on house price inflation of 20.3%, between August 2019 and May 2026, for detached houses, in the North Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 20.3% inflationary increase is applied to the most recent sale price for 46 TANNERY DRIFT of £465,000 on 30th August 2019. For the value to have increased from £465,000 to £559,498 over the seven years and three months to May 2026, the following assumptions must hold true:

• The value of 46 TANNERY DRIFT has moved in line with the HPI for detached houses in the North Hertfordshire local authority area.
• The August 2019 sale price of £465,000 represented a fair market value for the property.
• The size, condition, and specification of 46 TANNERY DRIFT has not materially changed since August 2019.

How Large is 46 TANNERY DRIFT?

46 TANNERY DRIFT is 145m², which includes two extensions, according to the EPC inspection conducted in June 2017. This puts it in the largest 30% of detached houses houses in Royston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Royston, and where 46 TANNERY DRIFT lies on this distribution: 73% of detached houses houses are smaller than 46 TANNERY DRIFT, and 26% of houses are larger. Note that EPC data is not available for all properties in Royston.

46 TANNERY DRIFT: Plot and Title Map

46 TANNERY DRIFT sits on a plot of roughly 0.119 of an acre, or 482m². The below map shows the location of 46 TANNERY DRIFT, 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 46 TANNERY DRIFT). 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 46 TANNERY DRIFT?

46 TANNERY DRIFT is located in ROYSTON, in the SG8 postcode district. The below map shows the position of No. 46 on TANNERY DRIFT.