11, MERLIN WAY, LEAVESDEN, WATFORD, WD25 7GJ - £721,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

11 MERLIN WAY is a small extended detached house of 110m², built sometime between 2003 and 2006. It was last sold for £721,000 in November 2021, which was around 32% below the average November 2021 detached price in the Three Rivers local authority area. The most recent EPC inspection was April 2018, where the current energy rating was C, and the potential energy rating was B.

11 MERLIN WAY Sold Prices

Land registry data shows three sales for 11 MERLIN WAY 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 MERLIN WAY 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
2021 19 NOV	£721,000	£1,067,326	32% below HPI
2004 11 MAY	£415,000	£475,424	13% below HPI
2002 5 APR	£295,000	£392,021	25% below HPI

11 MERLIN WAY 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 MERLIN WAY sales between April 2002 and November 2021 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 May 2004 sale was for 13% below the HPI. So the extrapolation line tracks at 13% below the HPI over time, until the November 2021 sale, where it falls to 32% below the HPI. The line then continues to track at 32% below the HPI.

How Large is 11 MERLIN WAY?

11 MERLIN WAY is 110m², which includes one extension, according to the EPC inspection conducted in April 2018. This puts it in the smallest 30% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 11 MERLIN WAY lies on this distribution: 26% of detached houses are smaller than 11 MERLIN WAY, and 73% of houses are larger. Note that EPC data is not available for all properties in Watford.

11 MERLIN WAY: Plot and Title Map

11 MERLIN WAY sits on a plot of roughly 0.088 of an acre, or 356m². The below map shows the location of 11 MERLIN WAY, 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 MERLIN WAY). 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 MERLIN WAY?

11 MERLIN WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 11 on MERLIN WAY.