TARRAS, CHURCH END, LITTLE HADHAM, WARE, SG11 2DY - £995,000

TARRAS is a very small detached house of 99m², built sometime between 1900 and 1929. It was last sold for £995,000 in October 2022, which was around 23% above the average October 2022 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was April 2016, where the current energy rating was F, and the potential energy rating was B.

TARRAS Sold Prices

Land registry data shows two sales for TARRAS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Hertfordshire local authority area for the corresponding sale date. One of the two TARRAS sales was for above the average price, whilst the other 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
2022 4 OCT	£995,000	£808,268	23% above HPI
2016 21 DEC	£520,000	£690,348	25% below HPI

TARRAS Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Hertfordshire local authority area over time, sourced from the HPI. The two TARRAS sales from December 2016 and October 2022 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 December 2016 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the October 2022 sale, where it rises to 23% above the HPI. The line then continues to track at 23% above the HPI.

How Large is TARRAS?

TARRAS is 99m² according to the EPC inspection conducted in April 2016. This puts it in the smallest 20% of detached houses in Little Hadham, based on EPC data. The below chart shows the distribution of detached houses by size in Little Hadham, and where TARRAS lies on this distribution: 10% of detached houses are smaller than TARRAS, and 90% of houses are larger. Note that EPC data is not available for all properties in Little Hadham.

TARRAS: Plot and Title Map

TARRAS sits on a plot of roughly 0.289 of an acre, or 1,168m². The below map shows the location of TARRAS, 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 TARRAS). 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 TARRAS?

TARRAS is located on CHURCH END in LITTLE HADHAM, in the SG11 postcode district. The below map shows the position of TARRAS on CHURCH END.