2, GRIFFON WAY, LEAVESDEN, WATFORD, WD25 7GE - £432,000

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

2 GRIFFON WAY is a small detached house of 124m², built sometime between 1996 and 2002. It was last sold for £432,000 in September 2011, which was around 38% below the average September 2011 detached price in the Three Rivers local authority area. The most recent EPC inspection was November 2024, where the current energy rating was C, and the potential energy rating was B.

2 GRIFFON WAY Sold Prices

Land registry data shows three sales for 2 GRIFFON WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the three 2 GRIFFON 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
2011 2 SEP	£432,000	£699,176	38% below HPI
2007 20 JUL	£470,000	£640,390	27% below HPI
2001 27 FEB	£314,950	£385,403	18% below HPI

2 GRIFFON 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 three 2 GRIFFON WAY sales between February 2001 and September 2011 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 2007 sale was for 27% below the HPI. So the extrapolation line tracks at 27% below the HPI over time, until the September 2011 sale, where it falls to 38% below the HPI. The line then continues to track at 38% below the HPI.

What might 2 GRIFFON WAY be worth now?

2 GRIFFON WAY might now be worth an estimated £708,759.

This is based on house price inflation of 64.1%, between September 2011 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 64.1% inflationary increase is applied to the most recent sale price for 2 GRIFFON WAY of £432,000 on 2nd September 2011. For the value to have increased from £432,000 to £708,759 over the twelve years and nine months to December 2024, the following assumptions must hold true:

• The value of 2 GRIFFON WAY has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The September 2011 sale price of £432,000 represented a fair market value for the property.
• The size, condition, and specification of 2 GRIFFON WAY has not materially changed since September 2011.

How Large is 2 GRIFFON WAY?

2 GRIFFON WAY is 124m² according to the EPC inspection conducted in November 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 2 GRIFFON WAY lies on this distribution: 38% of detached houses houses are smaller than 2 GRIFFON WAY, and 61% of houses are larger. Note that EPC data is not available for all properties in Watford.

2 GRIFFON WAY: Plot and Title Map

2 GRIFFON WAY sits on a plot of roughly 0.083 of an acre, or 335m². The below map shows the location of 2 GRIFFON 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 2 GRIFFON 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 2 GRIFFON WAY?

2 GRIFFON WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 2 on GRIFFON WAY.