11, EDSON CLOSE, WATFORD, WD25 7BX - £435,000

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

11 EDSON CLOSE is a small detached house of 103m², built sometime between 2003 and 2006. It was last sold for £435,000 in September 2017, which was around 60% below the average September 2017 detached price in the Three Rivers local authority area. The most recent EPC inspection was August 2009, where the current energy rating was C, and the potential energy rating was C.

11 EDSON CLOSE Sold Prices

Land registry data shows three sales for 11 EDSON CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the three 11 EDSON CLOSE 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
2017 8 SEP	£435,000	£1,079,870	60% below HPI
2015 5 JAN	£407,500	£836,687	51% below HPI
2007 28 SEP	£397,000	£669,020	41% below HPI

11 EDSON CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Three Rivers local authority area over time, sourced from the HPI. The three 11 EDSON CLOSE sales between September 2007 and September 2017 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 January 2015 sale was for 51% below the HPI. So the extrapolation line tracks at 51% below the HPI over time, until the September 2017 sale, where it falls to 60% below the HPI. The line then continues to track at 60% below the HPI.

What might 11 EDSON CLOSE be worth now?

11 EDSON CLOSE might now be worth an estimated £462,082.

This is based on house price inflation of 6.2%, between September 2017 and December 2024, for detached houses, in the Three Rivers local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6.2% inflationary increase is applied to the most recent sale price for 11 EDSON CLOSE of £435,000 on 8th September 2017. For the value to have increased from £435,000 to £462,082 over the six years and nine months to December 2024, the following assumptions must hold true:

• The value of 11 EDSON CLOSE has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The September 2017 sale price of £435,000 represented a fair market value for the property.
• The size, condition, and specification of 11 EDSON CLOSE has not materially changed since September 2017.

How Large is 11 EDSON CLOSE?

11 EDSON CLOSE is 103m² according to the EPC inspection conducted in August 2009. This puts it in the smallest 30% of detached houses houses in Watford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watford, and where 11 EDSON CLOSE lies on this distribution: 21% of detached houses houses are smaller than 11 EDSON CLOSE, and 79% of houses are larger. Note that EPC data is not available for all properties in Watford.

11 EDSON CLOSE: Plot and Title Map

11 EDSON CLOSE sits on a plot of roughly 0.038 of an acre, or 155m². The below map shows the location of 11 EDSON CLOSE, 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 11 EDSON CLOSE). 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 11 EDSON CLOSE?

11 EDSON CLOSE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 11 on EDSON CLOSE.