BLACKSMITH COTTAGE, RIVER HILL, FLAMSTEAD, ST ALBANS, AL3 8BY - £740,000

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.

BLACKSMITH COTTAGE is a small extended detached house of 119m², built sometime before 1900, which could now be worth an estimated £810,036. It was last sold for £740,000 in December 2020, which was around 11% below the average December 2020 detached price in the Dacorum local authority area. The most recent EPC inspection was June 2020, where the current energy rating was E, and the potential energy rating was C.

BLACKSMITH COTTAGE Sold Prices

Land registry data shows two sales for BLACKSMITH COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Dacorum local authority area for the corresponding sale date. Both of the two BLACKSMITH COTTAGE 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
2020 16 DEC	£740,000	£832,138	11% below HPI
2011 23 JUN	£450,000	£481,761	7% below HPI

BLACKSMITH COTTAGE 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 two BLACKSMITH COTTAGE sales from June 2011 and December 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 June 2011 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the December 2020 sale, where it falls to 11% below the HPI. The line then continues to track at 11% below the HPI.

What might BLACKSMITH COTTAGE be worth now?

BLACKSMITH COTTAGE might now be worth an estimated £810,036.

This is based on house price inflation of 9.5%, between December 2020 and June 2025, for detached houses, in the Dacorum local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 9.5% inflationary increase is applied to the most recent sale price for BLACKSMITH COTTAGE of £740,000 on 16th December 2020. For the value to have increased from £740,000 to £810,036 over the five years and six months to June 2025, the following assumptions must hold true:

• The value of BLACKSMITH COTTAGE has moved in line with the HPI for detached houses in the Dacorum local authority area.
• The December 2020 sale price of £740,000 represented a fair market value for the property.
• The size, condition, and specification of BLACKSMITH COTTAGE has not materially changed since December 2020.

How Large is BLACKSMITH COTTAGE?

BLACKSMITH COTTAGE is 119m², which includes two extensions, according to the EPC inspection conducted in June 2020. This puts it in the smallest 30% of detached houses houses in Flamstead, based on EPC data. The below chart shows the distribution of detached houses houses by size in Flamstead, and where BLACKSMITH COTTAGE lies on this distribution: 21% of detached houses houses are smaller than BLACKSMITH COTTAGE, and 79% of houses are larger. Note that EPC data is not available for all properties in Flamstead.

BLACKSMITH COTTAGE: Plot and Title Map

BLACKSMITH COTTAGE sits on a plot of roughly 0.038 of an acre, or 155m². The below map shows the location of BLACKSMITH COTTAGE, 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 BLACKSMITH COTTAGE). 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 BLACKSMITH COTTAGE?

BLACKSMITH COTTAGE is located on RIVER HILL in FLAMSTEAD, in the AL3 postcode district. The below map shows the position of BLACKSMITH COTTAGE on RIVER HILL.