11, THE PIPPINS, WATFORD, WD25 9LD - £1,911,000

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 THE PIPPINS is a large detached house of 161m², built sometime from 2007 onwards. It was last sold for £1,911,000 in April 2018, which was around 141% above the average April 2018 detached price in the Watford local authority area. The most recent EPC inspection was January 2018, where the current energy rating was C, and the potential energy rating was B.

11 THE PIPPINS Sold Prices

Land registry data shows three sales for 11 THE PIPPINS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Watford local authority area for the corresponding sale date. One of the three 11 THE PIPPINS sales was for above the average price, whilst two 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 11 APR	£1,911,000	£793,414	141% above HPI
2014 30 MAY	£465,000	£577,638	19% below HPI
2011 4 FEB	£450,000	£480,774	6% below HPI

11 THE PIPPINS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Watford local authority area over time, sourced from the HPI. The three 11 THE PIPPINS sales between February 2011 and April 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 May 2014 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the April 2018 sale, where it rises to 141% above the HPI. The line then continues to track at 141% above the HPI.

What might 11 THE PIPPINS be worth now?

11 THE PIPPINS might now be worth an estimated £2,136,751.

This is based on house price inflation of 11.8%, between April 2018 and December 2024, for detached houses, in the Watford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 11.8% inflationary increase is applied to the most recent sale price for 11 THE PIPPINS of £1,911,000 on 11th April 2018. For the value to have increased from £1,911,000 to £2,136,751 over the five years and four months to December 2024, the following assumptions must hold true:

• The value of 11 THE PIPPINS has moved in line with the HPI for detached houses in the Watford local authority area.
• The April 2018 sale price of £1,911,000 represented a fair market value for the property.
• The size, condition, and specification of 11 THE PIPPINS has not materially changed since April 2018.

How Large is 11 THE PIPPINS?

11 THE PIPPINS is 161m² according to the EPC inspection conducted in January 2018. This puts it in the largest 40% 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 THE PIPPINS lies on this distribution: 68% of detached houses houses are smaller than 11 THE PIPPINS, and 31% of houses are larger. Note that EPC data is not available for all properties in Watford.

11 THE PIPPINS: Plot and Title Map

11 THE PIPPINS sits on a plot of roughly 0.072 of an acre, or 292m². The below map shows the location of 11 THE PIPPINS, 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 THE PIPPINS). 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 THE PIPPINS?

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