THE SMALLHOLDING, BANK MILL LANE, BERKHAMSTED, HP4 2NS - £900,000

THE SMALLHOLDING is a very large extended detached house of 241m², built sometime between 1967 and 1975. It was last sold for £900,000 in November 2015, which was around 21% above the average November 2015 detached price in the Dacorum local authority area. The most recent EPC inspection was December 2014, where the current energy rating was D, and the potential energy rating was B.

THE SMALLHOLDING Sold Prices

Land registry data shows three sales for THE SMALLHOLDING 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. Two of the three THE SMALLHOLDING sales were for above the average price, whilst one was 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
2015 12 NOV	£900,000	£745,713	21% above HPI
2010 28 APR	£760,000	£500,211	52% above HPI
2006 17 JUL	£240,000	£459,263	48% below HPI

THE SMALLHOLDING 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 THE SMALLHOLDING sales between July 2006 and November 2015 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 April 2010 sale was for 52% above the HPI. So the extrapolation line tracks at 52% above the HPI over time, until the November 2015 sale, where it falls to 21% above the HPI. The line then continues to track at 21% above the HPI.

How Large is THE SMALLHOLDING?

THE SMALLHOLDING is 241m², which includes one extension, according to the EPC inspection conducted in December 2014. This puts it in the largest 20% of detached houses in Berkhamsted, based on EPC data. The below chart shows the distribution of detached houses by size in Berkhamsted, and where THE SMALLHOLDING lies on this distribution: 84% of detached houses are smaller than THE SMALLHOLDING, and 16% of houses are larger. Note that EPC data is not available for all properties in Berkhamsted.

THE SMALLHOLDING: Plot and Title Map

THE SMALLHOLDING sits on a plot of roughly 0.565 of an acre, or 2,287m². The below map shows the location of THE SMALLHOLDING, 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 THE SMALLHOLDING). 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 THE SMALLHOLDING?

THE SMALLHOLDING is located on BANK MILL LANE in BERKHAMSTED, in the HP4 postcode district. The below map shows the position of THE SMALLHOLDING on BANK MILL LANE.