2, LAMB CLOSE, WATFORD, WD25 0TB - £422,500

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

2 LAMB CLOSE is a small extended detached house of 110m², built sometime between 1983 and 1990. It was last sold for £422,500 in June 2013, which was around 20% below the average June 2013 detached price in the Watford local authority area. The most recent EPC inspection was December 2012, where the current energy rating was D, and the potential energy rating was B.

2 LAMB CLOSE Sold Prices

Land registry data shows two sales for 2 LAMB CLOSE 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 2 LAMB CLOSE 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
2013 27 JUN	£422,500	£528,507	20% below HPI
2007 12 SEP	£385,000	£501,064	23% below HPI

2 LAMB CLOSE 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 2 LAMB CLOSE sales from September 2007 and June 2013 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 September 2007 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the June 2013 sale, where it rises to 20% below the HPI. The line then continues to track at 20% below the HPI.

How Large is 2 LAMB CLOSE?

2 LAMB CLOSE is 110m², which includes one extension, according to the EPC inspection conducted in December 2012. This puts it in the smallest 30% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 2 LAMB CLOSE lies on this distribution: 26% of detached houses are smaller than 2 LAMB CLOSE, and 73% of houses are larger. Note that EPC data is not available for all properties in Watford.

2 LAMB CLOSE: Plot and Title Map

2 LAMB CLOSE sits on a plot of roughly 0.072 of an acre, or 293m². The below map shows the location of 2 LAMB CLOSE, 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 LAMB CLOSE). 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 LAMB CLOSE?

2 LAMB CLOSE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 2 on LAMB CLOSE.