8, ROYCE GROVE, LEAVESDEN, WATFORD, WD25 7GD - £352,500

8 ROYCE GROVE is a midsized extended detached house of 132m², built sometime between 1996 and 2002. It was last sold for £352,500 in July 2008, which was around 41% below the average July 2008 detached price in the Three Rivers local authority area. The most recent EPC inspection was October 2023, where the current energy rating was C, and the potential energy rating was B.

8 ROYCE GROVE Sold Prices

Land registry data shows four sales for 8 ROYCE GROVE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the four 8 ROYCE GROVE 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
2008 21 JUL	£352,500	£602,557	41% below HPI
2004 26 NOV	£275,000	£489,702	44% below HPI
2002 20 SEP	£249,995	£431,749	42% below HPI
2001 8 JUN	£189,995	£364,910	48% below HPI

8 ROYCE GROVE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Three Rivers local authority area over time, sourced from the HPI. The four 8 ROYCE GROVE sales between June 2001 and July 2008 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 November 2004 sale was for 44% below the HPI. So the extrapolation line tracks at 44% below the HPI over time, until the July 2008 sale, where it rises to 41% below the HPI. The line then continues to track at 41% below the HPI.

How Large is 8 ROYCE GROVE?

8 ROYCE GROVE is 132m², which includes two extensions, according to the EPC inspection conducted in October 2023. 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 8 ROYCE GROVE lies on this distribution: 47% of detached houses are smaller than 8 ROYCE GROVE, and 52% of houses are larger. Note that EPC data is not available for all properties in Watford.

8 ROYCE GROVE: Plot and Title Map

8 ROYCE GROVE sits on a plot of roughly 0.060 of an acre, or 243m². The below map shows the location of 8 ROYCE GROVE, 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 8 ROYCE GROVE). 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 8 ROYCE GROVE?

8 ROYCE GROVE is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 8 on ROYCE GROVE.