2, THE BUTTS, BROXBOURNE, EN10 6DG - £610,000

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 THE BUTTS is a large extended detached house of 187m², built sometime between 1976 and 1982, which could now be worth an estimated £735,458. It was last sold for £610,000 in June 2017, which was around 17% below the average June 2017 detached price in the Broxbourne local authority area. The most recent EPC inspection was January 2016, where the current energy rating was C, and the potential energy rating was B.

2 THE BUTTS Sold Prices

Land registry data shows two sales for 2 THE BUTTS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. One of the two 2 THE BUTTS sales was for below the average price, whilst the other was 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
2017 30 JUN	£610,000	£731,811	17% below HPI
2007 17 SEP	£518,000	£486,706	6% above HPI

2 THE BUTTS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Broxbourne local authority area over time, sourced from the HPI. The two 2 THE BUTTS sales from September 2007 and June 2017 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 6% above the HPI. So the extrapolation line tracks at 6% above the HPI over time, until the June 2017 sale, where it falls to 17% below the HPI. The line then continues to track at 17% below the HPI.

What might 2 THE BUTTS be worth now?

2 THE BUTTS might now be worth an estimated £735,458.

This is based on house price inflation of 20.6%, between June 2017 and December 2024, for detached houses, in the Broxbourne local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 20.6% inflationary increase is applied to the most recent sale price for 2 THE BUTTS of £610,000 on 30th June 2017. For the value to have increased from £610,000 to £735,458 over the six years and six months to December 2024, the following assumptions must hold true:

• The value of 2 THE BUTTS has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The June 2017 sale price of £610,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE BUTTS has not materially changed since June 2017.

How Large is 2 THE BUTTS?

2 THE BUTTS is 187m², which includes two extensions, according to the EPC inspection conducted in January 2016. This puts it in the largest 30% of detached houses houses in Hoddesdon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hoddesdon, and where 2 THE BUTTS lies on this distribution: 77% of detached houses houses are smaller than 2 THE BUTTS, and 22% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

2 THE BUTTS: Plot and Title Map

2 THE BUTTS sits on a plot of roughly 0.116 of an acre, or 468m². The below map shows the location of 2 THE BUTTS, 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 THE BUTTS). 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 THE BUTTS?

2 THE BUTTS is located in BROXBOURNE, in the EN10 postcode district. The below map shows the position of No. 2 on THE BUTTS.