21, CROSSPATHS, HARPENDEN, AL5 3HE - £699,950

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

21 CROSSPATHS is a midsized extended detached house of 172m², built sometime between 1976 and 1982, which could now be worth an estimated £1,303,384. It was last sold for £699,950 in June 2008, which was around 5% above the average June 2008 detached price in the St Albans local authority area. The most recent EPC inspection was June 2015, where the current energy rating was E, and the potential energy rating was C.

21 CROSSPATHS Sold Prices

Land registry data shows three sales for 21 CROSSPATHS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the St Albans local authority area for the corresponding sale date. Two of the three 21 CROSSPATHS sales were for above the average price, whilst one was 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
2008 20 JUN	£699,950	£668,344	5% above HPI
2003 18 JUL	£160,447	£493,463	67% below HPI
2001 1 JUN	£395,000	£387,098	2% above HPI

21 CROSSPATHS Price Paid vs. HPI Average

The below graph shows the average detached house price in the St Albans local authority area over time, sourced from the HPI. The three 21 CROSSPATHS sales between June 2001 and June 2008 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 July 2003 sale was for 67% below the HPI. So the extrapolation line tracks at 67% below the HPI over time, until the June 2008 sale, where it rises to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might 21 CROSSPATHS be worth now?

21 CROSSPATHS might now be worth an estimated £1,303,384.

This is based on house price inflation of 86.2%, between June 2008 and December 2024, for detached houses, in the St Albans local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 86.2% inflationary increase is applied to the most recent sale price for 21 CROSSPATHS of £699,950 on 20th June 2008. For the value to have increased from £699,950 to £1,303,384 over the fifteen years and six months to December 2024, the following assumptions must hold true:

• The value of 21 CROSSPATHS has moved in line with the HPI for detached houses in the St Albans local authority area.
• The June 2008 sale price of £699,950 represented a fair market value for the property.
• The size, condition, and specification of 21 CROSSPATHS has not materially changed since June 2008.

How Large is 21 CROSSPATHS?

21 CROSSPATHS is 172m², which includes two extensions, according to the EPC inspection conducted in June 2015. This puts it in the largest 50% of detached houses houses in Harpenden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Harpenden, and where 21 CROSSPATHS lies on this distribution: 53% of detached houses houses are smaller than 21 CROSSPATHS, and 46% of houses are larger. Note that EPC data is not available for all properties in Harpenden.

21 CROSSPATHS: Plot and Title Map

21 CROSSPATHS sits on a plot of roughly 0.110 of an acre, or 445m². The below map shows the location of 21 CROSSPATHS, 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 21 CROSSPATHS). 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 21 CROSSPATHS?

21 CROSSPATHS is located in HARPENDEN, in the AL5 postcode district. The below map shows the position of No. 21 on CROSSPATHS.