2, RUFFORD CLOSE, WATFORD, WD17 4UU - £1,235,000

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 RUFFORD CLOSE is a very large extended detached house of 187m², built sometime between 1996 and 2002, which could now be worth an estimated £1,158,793. It was last sold for £1,235,000 in January 2023, which was around 30% above the average January 2023 detached price in the Watford local authority area. The most recent EPC inspection was April 2022, where the current energy rating was D, and the potential energy rating was C.

2 RUFFORD CLOSE Sold Prices

Land registry data shows four sales for 2 RUFFORD CLOSE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Watford local authority area for the corresponding sale date. All of the four 2 RUFFORD CLOSE sales were for above 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
2023 11 JAN	£1,235,000	£951,722	30% above HPI
2010 17 SEP	£730,000	£482,905	51% above HPI
2001 24 SEP	£531,000	£315,520	68% above HPI
2000 28 JAN	£431,490	£248,973	73% above HPI

2 RUFFORD 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 four 2 RUFFORD CLOSE sales between January 2000 and January 2023 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 2010 sale was for 51% above the HPI. So the extrapolation line tracks at 51% above the HPI over time, until the January 2023 sale, where it falls to 30% above the HPI. The line then continues to track at 30% above the HPI.

What might 2 RUFFORD CLOSE be worth now?

2 RUFFORD CLOSE might now be worth an estimated £1,158,793.

This is based on house price deflation of 6.2%, between January 2023 and February 2025, 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 6.2% deflationary decrease is applied to the most recent sale price for 2 RUFFORD CLOSE of £1,235,000 on 11th January 2023. For the value to have decreased from £1,235,000 to £1,158,793 over the one year and eleven months to February 2025, the following assumptions must hold true:

• The value of 2 RUFFORD CLOSE has moved in line with the HPI for detached houses in the Watford local authority area.
• The January 2023 sale price of £1,235,000 represented a fair market value for the property.
• The size, condition, and specification of 2 RUFFORD CLOSE has not materially changed since January 2023.

How Large is 2 RUFFORD CLOSE?

2 RUFFORD CLOSE is 187m², which includes one extension, according to the EPC inspection conducted in April 2022. This puts it in the largest 20% 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 RUFFORD CLOSE lies on this distribution: 80% of detached houses houses are smaller than 2 RUFFORD CLOSE, and 20% of houses are larger. Note that EPC data is not available for all properties in Watford.

2 RUFFORD CLOSE: Plot and Title Map

2 RUFFORD CLOSE sits on a plot of roughly 0.130 of an acre, or 525m². The below map shows the location of 2 RUFFORD 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 RUFFORD 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 RUFFORD CLOSE?

2 RUFFORD CLOSE is located in WATFORD, in the WD17 postcode district. The below map shows the position of No. 2 on RUFFORD CLOSE.