11, WESTLAND CLOSE, LEAVESDEN, WATFORD, WD25 7GH - £600,000

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 WESTLAND CLOSE is a small extended detached house of 115m², built sometime between 2003 and 2006. It was last sold for £600,000 in May 2016, which was around 41% below the average May 2016 detached price in the Three Rivers local authority area. The most recent EPC inspection was March 2009, where the current energy rating was C, and the potential energy rating was C.

11 WESTLAND CLOSE Sold Prices

Land registry data shows four sales for 11 WESTLAND CLOSE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the four 11 WESTLAND 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
2016 26 MAY	£600,000	£1,019,780	41% below HPI
2009 3 NOV	£350,000	£603,033	42% below HPI
2005 16 SEP	£277,000	£547,572	49% below HPI
2003 9 APR	£247,950	£490,452	49% below HPI

11 WESTLAND 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 four 11 WESTLAND CLOSE sales between April 2003 and May 2016 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 November 2009 sale was for 42% below the HPI. So the extrapolation line tracks at 42% below the HPI over time, until the May 2016 sale, where it rises to 41% below the HPI. The line then continues to track at 41% below the HPI.

What might 11 WESTLAND CLOSE be worth now?

11 WESTLAND CLOSE might now be worth an estimated £674,910.

This is based on house price inflation of 12.5%, between May 2016 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 12.5% inflationary increase is applied to the most recent sale price for 11 WESTLAND CLOSE of £600,000 on 26th May 2016. For the value to have increased from £600,000 to £674,910 over the seven years and five months to December 2024, the following assumptions must hold true:

• The value of 11 WESTLAND CLOSE has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The May 2016 sale price of £600,000 represented a fair market value for the property.
• The size, condition, and specification of 11 WESTLAND CLOSE has not materially changed since May 2016.

How Large is 11 WESTLAND CLOSE?

11 WESTLAND CLOSE is 115m², which includes one extension, according to the EPC inspection conducted in March 2009. This puts it in the smallest 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 WESTLAND CLOSE lies on this distribution: 31% of detached houses houses are smaller than 11 WESTLAND CLOSE, and 69% of houses are larger. Note that EPC data is not available for all properties in Watford.

11 WESTLAND CLOSE: Plot and Title Map

11 WESTLAND CLOSE sits on a plot of roughly 0.061 of an acre, or 247m². The below map shows the location of 11 WESTLAND 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 WESTLAND 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 WESTLAND CLOSE?

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