2, THOMAS WAY, ROYSTON, SG8 5UT - £265,000

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 THOMAS WAY is a small extended semi-detached house of 108m², built sometime between 1996 and 2002, which could now be worth an estimated £553,307. It was last sold for £265,000 in November 2005, which was around 20% above the average November 2005 semi-detached price in the North Hertfordshire local authority area. The most recent EPC inspection was May 2017, where the current energy rating was D, and the potential energy rating was B.

2 THOMAS WAY Sold Prices

Land registry data shows three sales for 2 THOMAS WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the North Hertfordshire local authority area for the corresponding sale date. All of the three 2 THOMAS WAY 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
2005 18 NOV	£265,000	£221,052	20% above HPI
2002 6 FEB	£182,500	£143,095	28% above HPI
1999 5 MAR	£116,950	£94,102	24% above HPI

2 THOMAS WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the North Hertfordshire local authority area over time, sourced from the HPI. The three 2 THOMAS WAY sales between March 1999 and November 2005 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 February 2002 sale was for 28% above the HPI. So the extrapolation line tracks at 28% above the HPI over time, until the November 2005 sale, where it falls to 20% above the HPI. The line then continues to track at 20% above the HPI.

What might 2 THOMAS WAY be worth now?

2 THOMAS WAY might now be worth an estimated £553,307.

This is based on house price inflation of 108.8%, between November 2005 and February 2025, for semi-detached houses, in the North Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 108.8% inflationary increase is applied to the most recent sale price for 2 THOMAS WAY of £265,000 on 18th November 2005. For the value to have increased from £265,000 to £553,307 over the twenty years and nine months to February 2025, the following assumptions must hold true:

• The value of 2 THOMAS WAY has moved in line with the HPI for semi-detached houses in the North Hertfordshire local authority area.
• The November 2005 sale price of £265,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THOMAS WAY has not materially changed since November 2005.

How Large is 2 THOMAS WAY?

2 THOMAS WAY is 108m², which includes one extension, according to the EPC inspection conducted in May 2017. This puts it in the smallest 40% of semi-detached houses houses in Royston, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Royston, and where 2 THOMAS WAY lies on this distribution: 36% of semi-detached houses houses are smaller than 2 THOMAS WAY, and 63% of houses are larger. Note that EPC data is not available for all properties in Royston.

2 THOMAS WAY: Plot and Title Map

2 THOMAS WAY sits on a plot of roughly 0.065 of an acre, or 264m². The below map shows the location of 2 THOMAS WAY, 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 THOMAS WAY). 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 THOMAS WAY?

2 THOMAS WAY is located in ROYSTON, in the SG8 postcode district. The below map shows the position of No. 2 on THOMAS WAY.