22, SHEEPCOT DRIVE, WATFORD, WD25 0DY - £775,000

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

22 SHEEPCOT DRIVE is a very large extended detached house of 207m², built sometime between 1930 and 1949. It was last sold for £775,000 in May 2022, which was around 16% below the average May 2022 detached price in the Watford local authority area. The most recent EPC inspection was November 2021, where the current energy rating was E, and the potential energy rating was C.

22 SHEEPCOT DRIVE Sold Prices

Land registry data shows three sales for 22 SHEEPCOT DRIVE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Watford local authority area for the corresponding sale date. One of the three 22 SHEEPCOT DRIVE sales was for below the average price, whilst two 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
2022 18 MAY	£775,000	£917,300	16% below HPI
2004 8 APR	£440,000	£386,498	14% above HPI
2000 3 MAR	£295,000	£258,894	14% above HPI

22 SHEEPCOT DRIVE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Watford local authority area over time, sourced from the HPI. The three 22 SHEEPCOT DRIVE sales between March 2000 and May 2022 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 April 2004 sale was for 14% above the HPI. So the extrapolation line tracks at 14% above the HPI over time, until the May 2022 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 22 SHEEPCOT DRIVE be worth now?

22 SHEEPCOT DRIVE might now be worth an estimated £749,520.

This is based on house price deflation of 3.3%, between May 2022 and December 2024, for detached houses, in the Watford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.3% deflationary decrease is applied to the most recent sale price for 22 SHEEPCOT DRIVE of £775,000 on 18th May 2022. For the value to have decreased from £775,000 to £749,520 over the one year and five months to December 2024, the following assumptions must hold true:

• The value of 22 SHEEPCOT DRIVE has moved in line with the HPI for detached houses in the Watford local authority area.
• The May 2022 sale price of £775,000 represented a fair market value for the property.
• The size, condition, and specification of 22 SHEEPCOT DRIVE has not materially changed since May 2022.

How Large is 22 SHEEPCOT DRIVE?

22 SHEEPCOT DRIVE is 207m², which includes four extensions, according to the EPC inspection conducted in November 2021. This puts it in the largest 20% of detached houses houses in Watford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watford, and where 22 SHEEPCOT DRIVE lies on this distribution: 87% of detached houses houses are smaller than 22 SHEEPCOT DRIVE, and 13% of houses are larger. Note that EPC data is not available for all properties in Watford.

22 SHEEPCOT DRIVE: Plot and Title Map

22 SHEEPCOT DRIVE sits on a plot of roughly 0.106 of an acre, or 427m². The below map shows the location of 22 SHEEPCOT DRIVE, 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 SHEEPCOT DRIVE). 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 SHEEPCOT DRIVE?

22 SHEEPCOT DRIVE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 22 on SHEEPCOT DRIVE.