2, THE SPINNEY, BERKHAMSTED, HP4 3YS - £860,000

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 SPINNEY is a very large detached house of 236m², built sometime between 1976 and 1982, which could now be worth an estimated £1,543,141. It was last sold for £860,000 in November 2012, which was around 67% above the average November 2012 detached price in the Dacorum local authority area. The most recent EPC inspection was May 2012, where the current energy rating was C, and the potential energy rating was B.

2 THE SPINNEY Sold Prices

Land registry data shows four sales for 2 THE SPINNEY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Dacorum local authority area for the corresponding sale date. All of the four 2 THE SPINNEY 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
2012 29 NOV	£860,000	£516,101	67% above HPI
2003 22 AUG	£520,000	£412,242	26% above HPI
1999 24 MAR	£328,000	£219,609	49% above HPI
1997 24 JAN	£270,000	£161,058	68% above HPI

2 THE SPINNEY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Dacorum local authority area over time, sourced from the HPI. The four 2 THE SPINNEY sales between January 1997 and November 2012 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 August 2003 sale was for 26% above the HPI. So the extrapolation line tracks at 26% above the HPI over time, until the November 2012 sale, where it rises to 67% above the HPI. The line then continues to track at 67% above the HPI.

What might 2 THE SPINNEY be worth now?

2 THE SPINNEY might now be worth an estimated £1,543,141.

This is based on house price inflation of 79.4%, between November 2012 and December 2024, for detached houses, in the Dacorum local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 79.4% inflationary increase is applied to the most recent sale price for 2 THE SPINNEY of £860,000 on 29th November 2012. For the value to have increased from £860,000 to £1,543,141 over the eleven years and eleven months to December 2024, the following assumptions must hold true:

• The value of 2 THE SPINNEY has moved in line with the HPI for detached houses in the Dacorum local authority area.
• The November 2012 sale price of £860,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE SPINNEY has not materially changed since November 2012.

How Large is 2 THE SPINNEY?

2 THE SPINNEY is 236m² according to the EPC inspection conducted in May 2012. This puts it in the largest 20% of detached houses houses in Berkhamsted, based on EPC data. The below chart shows the distribution of detached houses houses by size in Berkhamsted, and where 2 THE SPINNEY lies on this distribution: 82% of detached houses houses are smaller than 2 THE SPINNEY, and 17% of houses are larger. Note that EPC data is not available for all properties in Berkhamsted.

2 THE SPINNEY: Plot and Title Map

2 THE SPINNEY sits on a plot of roughly 0.155 of an acre, or 628m². The below map shows the location of 2 THE SPINNEY, 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 SPINNEY). 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 SPINNEY?

2 THE SPINNEY is located in BERKHAMSTED, in the HP4 postcode district. The below map shows the position of No. 2 on THE SPINNEY.