10, THE REEDS, WELWYN GARDEN CITY, AL7 3BN - £450,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

10 THE REEDS is a midsized detached house of 122m², built sometime between 1991 and 1995, which could now be worth an estimated £475,492. It was last sold for £450,000 in December 2018, which was around 47% below the average December 2018 detached price in the Welwyn Hatfield local authority area. The most recent EPC inspection was September 2018, where the current energy rating was D, and the potential energy rating was B.

10 THE REEDS Sold Prices

Land registry data shows five sales for 10 THE REEDS since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Welwyn Hatfield local authority area for the corresponding sale date. All of the five 10 THE REEDS 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
2018 5 DEC	£450,000	£855,849	47% below HPI
2007 19 OCT	£360,000	£533,444	33% below HPI
2005 26 AUG	£304,000	£456,662	33% below HPI
1998 21 DEC	£153,000	£229,986	33% below HPI
1995 16 JUN	£99,000	£159,958	38% below HPI

10 THE REEDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Welwyn Hatfield local authority area over time, sourced from the HPI. The five 10 THE REEDS sales between June 1995 and December 2018 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 October 2007 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the December 2018 sale, where it falls to 47% below the HPI. The line then continues to track at 47% below the HPI.

What might 10 THE REEDS be worth now?

10 THE REEDS might now be worth an estimated £475,492.

This is based on house price inflation of 5.7%, between December 2018 and December 2024, for detached houses, in the Welwyn Hatfield local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 5.7% inflationary increase is applied to the most recent sale price for 10 THE REEDS of £450,000 on 5th December 2018. For the value to have increased from £450,000 to £475,492 over the six years to December 2024, the following assumptions must hold true:

• The value of 10 THE REEDS has moved in line with the HPI for detached houses in the Welwyn Hatfield local authority area.
• The December 2018 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of 10 THE REEDS has not materially changed since December 2018.

How Large is 10 THE REEDS?

10 THE REEDS is 122m² according to the EPC inspection conducted in September 2018. This puts it in the smallest 50% of detached houses houses in Welwyn Garden City, based on EPC data. The below chart shows the distribution of detached houses houses by size in Welwyn Garden City, and where 10 THE REEDS lies on this distribution: 46% of detached houses houses are smaller than 10 THE REEDS, and 53% of houses are larger. Note that EPC data is not available for all properties in Welwyn Garden City.

10 THE REEDS: Plot and Title Map

10 THE REEDS sits on a plot of roughly 0.067 of an acre, or 272m². The below map shows the location of 10 THE REEDS, 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 10 THE REEDS). 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 10 THE REEDS?

10 THE REEDS is located in WELWYN GARDEN CITY, in the AL7 postcode district. The below map shows the position of No. 10 on THE REEDS.