25, LAMB CLOSE, WATFORD, WD25 0TB - £550,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

25 LAMB CLOSE is a very large extended detached house of 186m², built sometime between 1983 and 1990. It was last sold for £550,000 in July 2012, which was around 9% above the average July 2012 detached price in the Watford local authority area. The most recent EPC inspection was November 2011, where the current energy rating was C, and the potential energy rating was C.

25 LAMB CLOSE Sold Prices

Land registry data shows two sales for 25 LAMB CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Watford local authority area for the corresponding sale date. One of the two 25 LAMB CLOSE 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
2012 24 JUL	£550,000	£506,337	9% above HPI
2006 30 OCT	£389,951	£446,807	13% below HPI

25 LAMB CLOSE 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 two 25 LAMB CLOSE sales from October 2006 and July 2012 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 October 2006 sale was for 13% below the HPI. So the extrapolation line tracks at 13% below the HPI over time, until the July 2012 sale, where it rises to 9% above the HPI. The line then continues to track at 9% above the HPI.

How Large is 25 LAMB CLOSE?

25 LAMB CLOSE is 186m², which includes one extension, according to the EPC inspection conducted in November 2011. This puts it in the largest 20% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 25 LAMB CLOSE lies on this distribution: 80% of detached houses are smaller than 25 LAMB CLOSE, and 20% of houses are larger. Note that EPC data is not available for all properties in Watford.

25 LAMB CLOSE: Plot and Title Map

25 LAMB CLOSE sits on a plot of roughly 0.143 of an acre, or 577m². The below map shows the location of 25 LAMB CLOSE, 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 LAMB CLOSE). 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 LAMB CLOSE?

25 LAMB CLOSE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 25 on LAMB CLOSE.