25, WADDLING LANE, WHEATHAMPSTEAD, ST ALBANS, AL4 8FD - £790,000

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 WADDLING LANE is a small extended detached house of 118m², built sometime between 1996 and 2002, which could now be worth an estimated £912,785. It was last sold for £790,000 in June 2021, which was around 27% below the average June 2021 detached price in the St Albans local authority area. The most recent EPC inspection was July 2019, where the current energy rating was D, and the potential energy rating was C.

25 WADDLING LANE Sold Prices

Land registry data shows three sales for 25 WADDLING LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the St Albans local authority area for the corresponding sale date. All of the three 25 WADDLING LANE 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
2021 22 JUN	£790,000	£1,077,120	27% below HPI
2002 26 APR	£335,000	£432,261	23% below HPI
2001 22 OCT	£300,000	£408,634	27% below HPI

25 WADDLING LANE 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 three 25 WADDLING LANE sales between October 2001 and June 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 April 2002 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the June 2021 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 25 WADDLING LANE be worth now?

25 WADDLING LANE might now be worth an estimated £912,785.

This is based on house price inflation of 15.5%, between June 2021 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 15.5% inflationary increase is applied to the most recent sale price for 25 WADDLING LANE of £790,000 on 22nd June 2021. For the value to have increased from £790,000 to £912,785 over the two years and six months to December 2024, the following assumptions must hold true:

• The value of 25 WADDLING LANE has moved in line with the HPI for detached houses in the St Albans local authority area.
• The June 2021 sale price of £790,000 represented a fair market value for the property.
• The size, condition, and specification of 25 WADDLING LANE has not materially changed since June 2021.

How Large is 25 WADDLING LANE?

25 WADDLING LANE is 118m², which includes one extension, according to the EPC inspection conducted in July 2019. This puts it in the smallest 40% of detached houses houses in Wheathampstead, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wheathampstead, and where 25 WADDLING LANE lies on this distribution: 31% of detached houses houses are smaller than 25 WADDLING LANE, and 68% of houses are larger. Note that EPC data is not available for all properties in Wheathampstead.

25 WADDLING LANE: Plot and Title Map

25 WADDLING LANE sits on a plot of roughly 2.7 acres, or 10,962m². The below map shows the location of 25 WADDLING 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 WADDLING 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 WADDLING LANE?

25 WADDLING LANE is located in WHEATHAMPSTEAD, in the AL4 postcode district. The below map shows the position of No. 25 on WADDLING LANE.