22, BARNS DENE, HARPENDEN, AL5 2HQ - £1,810,001

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

22 BARNS DENE is a large extended detached house of 201m², built sometime between 1967 and 1975, which could now be worth an estimated £1,889,702. It was last sold for £1,810,001 in February 2024, which was around 52% above the average February 2024 detached price in the St Albans local authority area. The most recent EPC inspection was September 2023, where the current energy rating was C, and the potential energy rating was B.

22 BARNS DENE Sold Prices

Land registry data shows two sales for 22 BARNS DENE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the St Albans local authority area for the corresponding sale date. Both of the two 22 BARNS DENE 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
2024 15 FEB	£1,810,001	£1,192,040	52% above HPI
2010 29 NOV	£725,000	£692,275	5% above HPI

22 BARNS DENE 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 two 22 BARNS DENE sales from November 2010 and February 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 November 2010 sale was for 5% above the HPI. So the extrapolation line tracks at 5% above the HPI over time, until the February 2024 sale, where it rises to 52% above the HPI. The line then continues to track at 52% above the HPI.

What might 22 BARNS DENE be worth now?

22 BARNS DENE might now be worth an estimated £1,889,702.

This is based on house price inflation of 4.4%, between February 2024 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 4.4% inflationary increase is applied to the most recent sale price for 22 BARNS DENE of £1,810,001 on 15th February 2024. For the value to have increased from £1,810,001 to £1,889,702 over the two months to December 2024, the following assumptions must hold true:

• The value of 22 BARNS DENE has moved in line with the HPI for detached houses in the St Albans local authority area.
• The February 2024 sale price of £1,810,001 represented a fair market value for the property.
• The size, condition, and specification of 22 BARNS DENE has not materially changed since February 2024.

How Large is 22 BARNS DENE?

22 BARNS DENE is 201m², which includes three extensions, according to the EPC inspection conducted in September 2023. This puts it in the largest 40% 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 22 BARNS DENE lies on this distribution: 66% of detached houses houses are smaller than 22 BARNS DENE, and 33% of houses are larger. Note that EPC data is not available for all properties in Harpenden.

22 BARNS DENE: Plot and Title Map

22 BARNS DENE sits on a plot of roughly 0.149 of an acre, or 604m². The below map shows the location of 22 BARNS DENE, 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 22 BARNS DENE). 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 22 BARNS DENE?

22 BARNS DENE is located in HARPENDEN, in the AL5 postcode district. The below map shows the position of No. 22 on BARNS DENE.