254, BEECHFIELD, HODDESDON, EN11 9QF - £615,000

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

254 BEECHFIELD is a very small extended detached house of 99m², built sometime between 1967 and 1975, which could now be worth an estimated £626,447. It was last sold for £615,000 in July 2022, which was around 30% below the average July 2022 detached price in the Broxbourne local authority area. The most recent EPC inspection was March 2022, where the current energy rating was D, and the potential energy rating was B.

254 BEECHFIELD Sold Prices

Land registry data shows two sales for 254 BEECHFIELD 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. Both of the two 254 BEECHFIELD 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
2022 8 JUL	£615,000	£872,701	30% below HPI
2010 8 APR	£297,500	£456,117	35% below HPI

254 BEECHFIELD 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 254 BEECHFIELD sales from April 2010 and July 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 2010 sale was for 35% below the HPI. So the extrapolation line tracks at 35% below the HPI over time, until the July 2022 sale, where it rises to 30% below the HPI. The line then continues to track at 30% below the HPI.

What might 254 BEECHFIELD be worth now?

254 BEECHFIELD might now be worth an estimated £626,447.

This is based on house price inflation of 1.9%, between July 2022 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 1.9% inflationary increase is applied to the most recent sale price for 254 BEECHFIELD of £615,000 on 8th July 2022. For the value to have increased from £615,000 to £626,447 over the three years and five months to February 2025, the following assumptions must hold true:

• The value of 254 BEECHFIELD has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The July 2022 sale price of £615,000 represented a fair market value for the property.
• The size, condition, and specification of 254 BEECHFIELD has not materially changed since July 2022.

How Large is 254 BEECHFIELD?

254 BEECHFIELD is 99m², which includes one extension, according to the EPC inspection conducted in March 2022. This puts it in the smallest 20% 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 254 BEECHFIELD lies on this distribution: 14% of detached houses houses are smaller than 254 BEECHFIELD, and 86% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

254 BEECHFIELD: Plot and Title Map

254 BEECHFIELD sits on a plot of roughly 0.066 of an acre, or 269m². The below map shows the location of 254 BEECHFIELD, 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 254 BEECHFIELD). 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 254 BEECHFIELD?

254 BEECHFIELD is located in HODDESDON, in the EN11 postcode district. The below map shows the position of No. 254 on BEECHFIELD.