2, SAFFRON MEADOW, STANDON, WARE, SG11 1RE - £640,000

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 SAFFRON MEADOW is a midsized detached house of 124m², built sometime between 1996 and 2002, which could now be worth an estimated £701,739. It was last sold for £640,000 in September 2018, which was around 18% below the average September 2018 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was August 2014, where the current energy rating was C, and the potential energy rating was B.

2 SAFFRON MEADOW Sold Prices

Land registry data shows four sales for 2 SAFFRON MEADOW since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the East Hertfordshire local authority area for the corresponding sale date. Most of the four 2 SAFFRON MEADOW 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
2018 25 SEP	£640,000	£778,972	18% below HPI
2014 24 OCT	£475,000	£601,234	21% below HPI
2003 29 AUG	£315,000	£392,469	20% below HPI
1997 30 MAY	£170,000	£165,340	3% above HPI

2 SAFFRON MEADOW 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 four 2 SAFFRON MEADOW sales between May 1997 and September 2018 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 October 2014 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the September 2018 sale, where it rises to 18% below the HPI. The line then continues to track at 18% below the HPI.

What might 2 SAFFRON MEADOW be worth now?

2 SAFFRON MEADOW might now be worth an estimated £701,739.

This is based on house price inflation of 9.6%, between September 2018 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 9.6% inflationary increase is applied to the most recent sale price for 2 SAFFRON MEADOW of £640,000 on 25th September 2018. For the value to have increased from £640,000 to £701,739 over the seven years and seven months to February 2025, the following assumptions must hold true:

• The value of 2 SAFFRON MEADOW has moved in line with the HPI for detached houses in the East Hertfordshire local authority area.
• The September 2018 sale price of £640,000 represented a fair market value for the property.
• The size, condition, and specification of 2 SAFFRON MEADOW has not materially changed since September 2018.

How Large is 2 SAFFRON MEADOW?

2 SAFFRON MEADOW is 124m² according to the EPC inspection conducted in August 2014. This puts it in the smallest 50% of detached houses houses in Puckeridge, based on EPC data. The below chart shows the distribution of detached houses houses by size in Puckeridge, and where 2 SAFFRON MEADOW lies on this distribution: 47% of detached houses houses are smaller than 2 SAFFRON MEADOW, and 52% of houses are larger. Note that EPC data is not available for all properties in Puckeridge.

2 SAFFRON MEADOW: Plot and Title Map

2 SAFFRON MEADOW sits on a plot of roughly 0.085 of an acre, or 342m². The below map shows the location of 2 SAFFRON MEADOW, 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 SAFFRON MEADOW). 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 SAFFRON MEADOW?

2 SAFFRON MEADOW is located in STANDON, in the SG11 postcode district. The below map shows the position of No. 2 on SAFFRON MEADOW.