2, SANDEMAN GARDENS, WARE, SG12 7WN - £515,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

2 SANDEMAN GARDENS is a very small detached house of 84m², built sometime between 1996 and 2002. It was last sold for £515,000 in March 2024, which was around 33% below the average March 2024 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was July 2023, where the current energy rating was C, and the potential energy rating was B.

2 SANDEMAN GARDENS Sold Prices

Land registry data shows two sales for 2 SANDEMAN GARDENS 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 SANDEMAN GARDENS 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 22 MAR	£515,000	£769,788	33% below HPI
2002 7 JUN	£225,000	£322,374	30% below HPI

2 SANDEMAN GARDENS 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 SANDEMAN GARDENS sales from June 2002 and March 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 June 2002 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the March 2024 sale, where it falls to 33% below the HPI. The line then continues to track at 33% below the HPI.

How Large is 2 SANDEMAN GARDENS?

2 SANDEMAN GARDENS is 84m² according to the EPC inspection conducted in July 2023. This puts it in the smallest 10% of detached houses in Ware, based on EPC data. The below chart shows the distribution of detached houses by size in Ware, and where 2 SANDEMAN GARDENS lies on this distribution: 8% of detached houses are smaller than 2 SANDEMAN GARDENS, and 92% of houses are larger. Note that EPC data is not available for all properties in Ware.

2 SANDEMAN GARDENS: Plot and Title Map

2 SANDEMAN GARDENS sits on a plot of roughly 0.046 of an acre, or 185m². The below map shows the location of 2 SANDEMAN GARDENS, 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 SANDEMAN GARDENS). 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 SANDEMAN GARDENS?

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