2, KINGS DOWN, HITCHIN, SG4 9QP - £479,500

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 KINGS DOWN is a small extended detached house of 101m², built sometime between 1967 and 1975. It was last sold for £479,500 in November 2015, which was around 18% below the average November 2015 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was June 2020, where the current energy rating was D, and the potential energy rating was B.

2 KINGS DOWN Sold Prices

Land registry data shows three sales for 2 KINGS DOWN since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Hertfordshire local authority area for the corresponding sale date. All of the three 2 KINGS DOWN 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
2015 4 NOV	£479,500	£581,982	18% below HPI
2009 6 NOV	£335,000	£400,974	16% below HPI
2001 21 SEP	£186,000	£262,617	29% below HPI

2 KINGS DOWN Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Hertfordshire local authority area over time, sourced from the HPI. The three 2 KINGS DOWN sales between September 2001 and November 2015 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 November 2009 sale was for 16% below the HPI. So the extrapolation line tracks at 16% below the HPI over time, until the November 2015 sale, where it falls to 18% below the HPI. The line then continues to track at 18% below the HPI.

What might 2 KINGS DOWN be worth now?

2 KINGS DOWN might now be worth an estimated £652,630.

This is based on house price inflation of 36.1%, between November 2015 and December 2024, for detached houses, in the North Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 36.1% inflationary increase is applied to the most recent sale price for 2 KINGS DOWN of £479,500 on 4th November 2015. For the value to have increased from £479,500 to £652,630 over the eight years and eleven months to December 2024, the following assumptions must hold true:

• The value of 2 KINGS DOWN has moved in line with the HPI for detached houses in the North Hertfordshire local authority area.
• The November 2015 sale price of £479,500 represented a fair market value for the property.
• The size, condition, and specification of 2 KINGS DOWN has not materially changed since November 2015.

How Large is 2 KINGS DOWN?

2 KINGS DOWN is 101m², which includes two extensions, according to the EPC inspection conducted in June 2020. This puts it in the smallest 30% of detached houses houses in Hitchin, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hitchin, and where 2 KINGS DOWN lies on this distribution: 25% of detached houses houses are smaller than 2 KINGS DOWN, and 75% of houses are larger. Note that EPC data is not available for all properties in Hitchin.

2 KINGS DOWN: Plot and Title Map

2 KINGS DOWN sits on a plot of roughly 0.071 of an acre, or 289m². The below map shows the location of 2 KINGS DOWN, 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 KINGS DOWN). 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 KINGS DOWN?

2 KINGS DOWN is located in HITCHIN, in the SG4 postcode district. The below map shows the position of No. 2 on KINGS DOWN.