THE WILLOWS, NURSERY ROAD, NAZEING, WALTHAM ABBEY, EN9 2JQ - £750,000

THE WILLOWS is a very large extended detached house of 288m², built sometime between 1930 and 1949. It was last sold for £750,000 in November 2011, which was around 35% above the average November 2011 detached price in the Epping Forest local authority area. The most recent EPC inspection was September 2010, where the current energy rating was D, and the potential energy rating was D.

THE WILLOWS Sold Prices

Land registry data shows three sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the three THE WILLOWS sales were for above 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
2011 25 NOV	£750,000	£556,323	35% above HPI
2004 5 MAR	£565,000	£439,855	28% above HPI
1997 19 DEC	£299,995	£204,297	47% above HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three THE WILLOWS sales between December 1997 and November 2011 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 March 2004 sale was for 28% above the HPI. So the extrapolation line tracks at 28% above the HPI over time, until the November 2011 sale, where it rises to 35% above the HPI. The line then continues to track at 35% above the HPI.

How Large is THE WILLOWS?

THE WILLOWS is 288m², which includes two extensions, according to the EPC inspection conducted in September 2010. This puts it in the largest 10% of detached houses in Lower Nazeing, based on EPC data. The below chart shows the distribution of detached houses by size in Lower Nazeing, and where THE WILLOWS lies on this distribution: 92% of detached houses are smaller than THE WILLOWS, and 8% of houses are larger. Note that EPC data is not available for all properties in Lower Nazeing.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.528 of an acre, or 2,136m². The below map shows the location of THE WILLOWS, 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 WILLOWS). 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 WILLOWS?

THE WILLOWS is located on NURSERY ROAD in NAZEING, in the EN9 postcode district. The below map shows the position of THE WILLOWS on NURSERY ROAD.