13, HORSESHOE LANE, WATFORD, WD25 0LN - £254,751

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

13 HORSESHOE LANE is a very small extended detached house of 87m², built sometime between 1930 and 1949. It was last sold for £254,751 in November 2009, which was around 43% below the average November 2009 detached price in the Watford local authority area. The most recent EPC inspection was April 2009, where the current energy rating was E, and the potential energy rating was E.

13 HORSESHOE LANE Sold Prices

Land registry data shows two sales for 13 HORSESHOE LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Watford local authority area for the corresponding sale date. Both of the two 13 HORSESHOE LANE 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
2009 27 NOV	£254,751	£450,698	43% below HPI
1996 26 APR	£70,200	£140,313	50% below HPI

13 HORSESHOE LANE 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 two 13 HORSESHOE LANE sales from April 1996 and November 2009 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 1996 sale was for 50% below the HPI. So the extrapolation line tracks at 50% below the HPI over time, until the November 2009 sale, where it rises to 43% below the HPI. The line then continues to track at 43% below the HPI.

How Large is 13 HORSESHOE LANE?

13 HORSESHOE LANE is 87m², which includes one extension, according to the EPC inspection conducted in April 2009. This puts it in the smallest 20% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 13 HORSESHOE LANE lies on this distribution: 11% of detached houses are smaller than 13 HORSESHOE LANE, and 89% of houses are larger. Note that EPC data is not available for all properties in Watford.

13 HORSESHOE LANE: Plot and Title Map

13 HORSESHOE LANE sits on a plot of roughly 0.129 of an acre, or 522m². The below map shows the location of 13 HORSESHOE LANE, 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 13 HORSESHOE LANE). 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 13 HORSESHOE LANE?

13 HORSESHOE LANE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 13 on HORSESHOE LANE.