21, THE CROFT, BARNET, EN5 2TN - £1,210,000

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

21 THE CROFT is a very large extended detached house of 225m², built sometime between 1930 and 1949, which could now be worth an estimated £1,178,483. It was last sold for £1,210,000 in April 2024, which was around 24% below the average April 2024 detached price in the Barnet local authority area. The most recent EPC inspection was October 2023, where the current energy rating was E, and the potential energy rating was D.

21 THE CROFT Sold Prices

Land registry data shows two sales for 21 THE CROFT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Barnet local authority area for the corresponding sale date. Both of the two 21 THE CROFT 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 5 APR	£1,210,000	£1,598,270	24% below HPI
2015 11 AUG	£1,070,000	£1,258,170	15% below HPI

21 THE CROFT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Barnet local authority area over time, sourced from the HPI. The two 21 THE CROFT sales from August 2015 and April 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 August 2015 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the April 2024 sale, where it falls to 24% below the HPI. The line then continues to track at 24% below the HPI.

What might 21 THE CROFT be worth now?

21 THE CROFT might now be worth an estimated £1,178,483.

This is based on house price deflation of 2.6%, between April 2024 and February 2025, for detached houses, in the Barnet local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.6% deflationary decrease is applied to the most recent sale price for 21 THE CROFT of £1,210,000 on 5th April 2024. For the value to have decreased from £1,210,000 to £1,178,483 over the one year and two months to February 2025, the following assumptions must hold true:

• The value of 21 THE CROFT has moved in line with the HPI for detached houses in the Barnet local authority area.
• The April 2024 sale price of £1,210,000 represented a fair market value for the property.
• The size, condition, and specification of 21 THE CROFT has not materially changed since April 2024.

How Large is 21 THE CROFT?

21 THE CROFT is 225m², which includes three extensions, according to the EPC inspection conducted in October 2023. This puts it in the largest 20% of detached houses houses in Barnet, based on EPC data. The below chart shows the distribution of detached houses houses by size in Barnet, and where 21 THE CROFT lies on this distribution: 86% of detached houses houses are smaller than 21 THE CROFT, and 14% of houses are larger. Note that EPC data is not available for all properties in Barnet.

21 THE CROFT: Plot and Title Map

21 THE CROFT sits on a plot of roughly 0.094 of an acre, or 380m². The below map shows the location of 21 THE CROFT, 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 THE CROFT). 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 THE CROFT?

21 THE CROFT is located in BARNET, in the EN5 postcode district. The below map shows the position of No. 21 on THE CROFT.