11, THE REEDS, WELWYN GARDEN CITY, AL7 3BN - £773,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

11 THE REEDS is a very large extended detached house of 170m², built sometime between 1996 and 2002, which could now be worth an estimated £783,517. It was last sold for £773,000 in December 2024, which was around 16% below the average December 2024 detached price in the Welwyn Hatfield local authority area. The most recent EPC inspection was July 2024, where the current energy rating was C, and the potential energy rating was B.

11 THE REEDS Sold Prices

Land registry data shows three sales for 11 THE REEDS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Welwyn Hatfield local authority area for the corresponding sale date. All of the three 11 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
2024 6 DEC	£773,000	£925,371	16% below HPI
2014 12 SEP	£525,000	£645,067	19% below HPI
1995 28 JUL	£130,000	£162,832	20% below HPI

11 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 three 11 THE REEDS sales between July 1995 and December 2024 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 September 2014 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the December 2024 sale, where it rises to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 11 THE REEDS be worth now?

11 THE REEDS might now be worth an estimated £783,517.

This is based on house price inflation of 1.4%, between December 2024 and February 2025, 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 1.4% inflationary increase is applied to the most recent sale price for 11 THE REEDS of £773,000 on 6th December 2024. For the value to have increased from £773,000 to £783,517 over the one year and ten months to February 2025, the following assumptions must hold true:

• The value of 11 THE REEDS has moved in line with the HPI for detached houses in the Welwyn Hatfield local authority area.
• The December 2024 sale price of £773,000 represented a fair market value for the property.
• The size, condition, and specification of 11 THE REEDS has not materially changed since December 2024.

How Large is 11 THE REEDS?

11 THE REEDS is 170m², which includes one extension, according to the EPC inspection conducted in July 2024. This puts it in the largest 20% 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 11 THE REEDS lies on this distribution: 81% of detached houses houses are smaller than 11 THE REEDS, and 19% of houses are larger. Note that EPC data is not available for all properties in Welwyn Garden City.

11 THE REEDS: Plot and Title Map

11 THE REEDS sits on a plot of roughly 0.075 of an acre, or 303m². The below map shows the location of 11 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 11 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 11 THE REEDS?

11 THE REEDS is located in WELWYN GARDEN CITY, in the AL7 postcode district. The below map shows the position of No. 11 on THE REEDS.