2, HOE LANE, WARE, SG12 9LS - £608,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

2 HOE LANE is a small extended detached house of 99m², built sometime between 1967 and 1975, which could now be worth an estimated £620,547. It was last sold for £608,000 in August 2024, which was around 27% below the average August 2024 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was November 2014, where the current energy rating was D, and the potential energy rating was C.

2 HOE LANE Sold Prices

Land registry data shows two sales for 2 HOE 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 East Hertfordshire local authority area for the corresponding sale date. Both of the two 2 HOE 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
2024 13 AUG	£608,000	£836,848	27% below HPI
2015 27 APR	£418,500	£613,831	32% below HPI

2 HOE LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Hertfordshire local authority area over time, sourced from the HPI. The two 2 HOE LANE sales from April 2015 and August 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 2015 sale was for 32% below the HPI. So the extrapolation line tracks at 32% below the HPI over time, until the August 2024 sale, where it rises to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 2 HOE LANE be worth now?

2 HOE LANE might now be worth an estimated £620,547.

This is based on house price inflation of 2.1%, between August 2024 and February 2025, for detached houses, in the East Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.1% inflationary increase is applied to the most recent sale price for 2 HOE LANE of £608,000 on 13th August 2024. For the value to have increased from £608,000 to £620,547 over the one year and six months to February 2025, the following assumptions must hold true:

• The value of 2 HOE LANE has moved in line with the HPI for detached houses in the East Hertfordshire local authority area.
• The August 2024 sale price of £608,000 represented a fair market value for the property.
• The size, condition, and specification of 2 HOE LANE has not materially changed since August 2024.

How Large is 2 HOE LANE?

2 HOE LANE is 99m², which includes one extension, according to the EPC inspection conducted in November 2014. This puts it in the smallest 30% of detached houses houses in Ware, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ware, and where 2 HOE LANE lies on this distribution: 20% of detached houses houses are smaller than 2 HOE LANE, and 79% of houses are larger. Note that EPC data is not available for all properties in Ware.

2 HOE LANE: Plot and Title Map

2 HOE LANE sits on a plot of roughly 0.064 of an acre, or 257m². The below map shows the location of 2 HOE 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 2 HOE 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 2 HOE LANE?

2 HOE LANE is located in WARE, in the SG12 postcode district. The below map shows the position of No. 2 on HOE LANE.