12, MERLIN WAY, LEAVESDEN, WATFORD, WD25 7GJ - £780,000

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

12 MERLIN WAY is a small detached house of 120m², built sometime between 1996 and 2002. It was last sold for £780,000 in October 2024, which was around 36% below the average October 2024 detached price in the Three Rivers local authority area. The most recent EPC inspection was April 2024, where the current energy rating was C, and the potential energy rating was B.

12 MERLIN WAY Sold Prices

Land registry data shows two sales for 12 MERLIN WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. Both of the two 12 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
2024 31 OCT	£780,000	£1,210,670	36% below HPI
2001 27 APR	£275,000	£375,121	27% below HPI

12 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 two 12 MERLIN WAY sales from April 2001 and October 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 April 2001 sale was for 27% below the HPI. So the extrapolation line tracks at 27% below the HPI over time, until the October 2024 sale, where it falls to 36% below the HPI. The line then continues to track at 36% below the HPI.

What might 12 MERLIN WAY be worth now?

12 MERLIN WAY might now be worth an estimated £739,044.

This is based on house price deflation of 5.3%, between October 2024 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 5.3% deflationary decrease is applied to the most recent sale price for 12 MERLIN WAY of £780,000 on 31st October 2024. For the value to have decreased from £780,000 to £739,044 over the ten months to December 2024, the following assumptions must hold true:

• The value of 12 MERLIN WAY has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The October 2024 sale price of £780,000 represented a fair market value for the property.
• The size, condition, and specification of 12 MERLIN WAY has not materially changed since October 2024.

How Large is 12 MERLIN WAY?

12 MERLIN WAY is 120m² according to the EPC inspection conducted in April 2024. 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 12 MERLIN WAY lies on this distribution: 34% of detached houses houses are smaller than 12 MERLIN WAY, and 65% of houses are larger. Note that EPC data is not available for all properties in Watford.

12 MERLIN WAY: Plot and Title Map

12 MERLIN WAY sits on a plot of roughly 0.081 of an acre, or 326m². The below map shows the location of 12 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 12 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 12 MERLIN WAY?

12 MERLIN WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 12 on MERLIN WAY.