16, REEDS CRESCENT, WATFORD, WD24 4PH - £593,000

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

16 REEDS CRESCENT is a very small detached house of 80m², built sometime between 1983 and 1990. It was last sold for £593,000 in February 2022, which was around 35% below the average February 2022 detached price in the Watford local authority area. The most recent EPC inspection was June 2021, where the current energy rating was C, and the potential energy rating was B.

16 REEDS CRESCENT Sold Prices

Land registry data shows three sales for 16 REEDS CRESCENT 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. All of the three 16 REEDS CRESCENT 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
2022 23 FEB	£593,000	£911,537	35% below HPI
2012 20 JUL	£335,000	£495,362	32% below HPI
1998 22 MAY	£153,500	£184,898	17% below HPI

16 REEDS CRESCENT 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 16 REEDS CRESCENT sales between May 1998 and February 2022 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 July 2012 sale was for 32% below the HPI. So the extrapolation line tracks at 32% below the HPI over time, until the February 2022 sale, where it falls to 35% below the HPI. The line then continues to track at 35% below the HPI.

What might 16 REEDS CRESCENT be worth now?

16 REEDS CRESCENT might now be worth an estimated £577,130.

This is based on house price deflation of 2.7%, between February 2022 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 2.7% deflationary decrease is applied to the most recent sale price for 16 REEDS CRESCENT of £593,000 on 23rd February 2022. For the value to have decreased from £593,000 to £577,130 over the one year and two months to December 2024, the following assumptions must hold true:

• The value of 16 REEDS CRESCENT has moved in line with the HPI for detached houses in the Watford local authority area.
• The February 2022 sale price of £593,000 represented a fair market value for the property.
• The size, condition, and specification of 16 REEDS CRESCENT has not materially changed since February 2022.

How Large is 16 REEDS CRESCENT?

16 REEDS CRESCENT is 80m² according to the EPC inspection conducted in June 2021. This puts it in the smallest 10% 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 16 REEDS CRESCENT lies on this distribution: 7% of detached houses houses are smaller than 16 REEDS CRESCENT, and 92% of houses are larger. Note that EPC data is not available for all properties in Watford.

16 REEDS CRESCENT: Plot and Title Map

16 REEDS CRESCENT sits on a plot of roughly 0.062 of an acre, or 250m². The below map shows the location of 16 REEDS CRESCENT, 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 16 REEDS CRESCENT). 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 16 REEDS CRESCENT?

16 REEDS CRESCENT is located in WATFORD, in the WD24 postcode district. The below map shows the position of No. 16 on REEDS CRESCENT.