2, THE SPINNEY, BERKHAMSTED, HP4 3YS - £860,000

2 THE SPINNEY is a very large detached house of 236m², built sometime between 1976 and 1982. It was last sold for £860,000 in November 2012, which was around 58% above the average November 2012 detached price in the Dacorum local authority area. The most recent EPC inspection was May 2012, where the current energy rating was C, and the potential energy rating was B.

2 THE SPINNEY Sold Prices

Land registry data shows four sales for 2 THE SPINNEY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Dacorum local authority area for the corresponding sale date. All of the four 2 THE SPINNEY 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
2012 29 NOV	£860,000	£544,524	58% above HPI
2003 22 AUG	£520,000	£434,945	20% above HPI
1999 24 MAR	£328,000	£231,703	42% above HPI
1997 24 JAN	£270,000	£169,927	59% above HPI

2 THE SPINNEY 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 four 2 THE SPINNEY sales between January 1997 and November 2012 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 August 2003 sale was for 20% above the HPI. So the extrapolation line tracks at 20% above the HPI over time, until the November 2012 sale, where it rises to 58% above the HPI. The line then continues to track at 58% above the HPI.

How Large is 2 THE SPINNEY?

2 THE SPINNEY is 236m² according to the EPC inspection conducted in May 2012. 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 2 THE SPINNEY lies on this distribution: 82% of detached houses are smaller than 2 THE SPINNEY, and 18% of houses are larger. Note that EPC data is not available for all properties in Berkhamsted.

2 THE SPINNEY: Plot and Title Map

2 THE SPINNEY sits on a plot of roughly 0.155 of an acre, or 628m². The below map shows the location of 2 THE SPINNEY, 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 2 THE SPINNEY). 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 2 THE SPINNEY?

2 THE SPINNEY is located in BERKHAMSTED, in the HP4 postcode district. The below map shows the position of No. 2 on THE SPINNEY.