25, BELL LANE, BROXBOURNE, EN10 7HG - £955,000

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

25 BELL LANE is a large extended detached house of 181m², built sometime between 1950 and 1966, which could now be worth an estimated £1,011,396. It was last sold for £955,000 in December 2021, which was around 14% above the average December 2021 detached price in the Broxbourne local authority area. The most recent EPC inspection was November 2021, where the current energy rating was C, and the potential energy rating was B.

25 BELL LANE Sold Prices

Land registry data shows two sales for 25 BELL LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. One of the two 25 BELL LANE sales was for above the average price, whilst the other 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
2021 22 DEC	£955,000	£839,376	14% above HPI
2014 11 JUL	£395,000	£553,861	29% below HPI

25 BELL LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Broxbourne local authority area over time, sourced from the HPI. The two 25 BELL LANE sales from July 2014 and December 2021 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 2014 sale was for 29% below the HPI. So the extrapolation line tracks at 29% below the HPI over time, until the December 2021 sale, where it rises to 14% above the HPI. The line then continues to track at 14% above the HPI.

What might 25 BELL LANE be worth now?

25 BELL LANE might now be worth an estimated £1,011,396.

This is based on house price inflation of 5.9%, between December 2021 and February 2025, for detached houses, in the Broxbourne local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 5.9% inflationary increase is applied to the most recent sale price for 25 BELL LANE of £955,000 on 22nd December 2021. For the value to have increased from £955,000 to £1,011,396 over the four years and ten months to February 2025, the following assumptions must hold true:

• The value of 25 BELL LANE has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The December 2021 sale price of £955,000 represented a fair market value for the property.
• The size, condition, and specification of 25 BELL LANE has not materially changed since December 2021.

How Large is 25 BELL LANE?

25 BELL LANE is 181m², which includes two extensions, according to the EPC inspection conducted in November 2021. This puts it in the largest 30% of detached houses houses in Hoddesdon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hoddesdon, and where 25 BELL LANE lies on this distribution: 75% of detached houses houses are smaller than 25 BELL LANE, and 25% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

25 BELL LANE: Plot and Title Map

25 BELL LANE sits on a plot of roughly 0.070 of an acre, or 283m². The below map shows the location of 25 BELL LANE, 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 25 BELL LANE). 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 25 BELL LANE?

25 BELL LANE is located in BROXBOURNE, in the EN10 postcode district. The below map shows the position of No. 25 on BELL LANE.