27, MERLIN WAY, LEAVESDEN, WATFORD, WD25 7GJ - £460,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

27 MERLIN WAY is a very small semi-detached house of 77m², built sometime between 1996 and 2002, which could now be worth an estimated £492,710. It was last sold for £460,000 in June 2021, which was around 13% below the average June 2021 semi-detached price in the Three Rivers local authority area. The most recent EPC inspection was July 2019, where the current energy rating was C, and the potential energy rating was B.

27 MERLIN WAY Sold Prices

Land registry data shows three sales for 27 MERLIN WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Three Rivers local authority area for the corresponding sale date. Two of the three 27 MERLIN WAY sales were for below the average price, whilst one was 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
2021 4 JUN	£460,000	£528,580	13% below HPI
2007 28 SEP	£300,000	£321,235	7% below HPI
2002 11 JAN	£190,000	£188,807	1% above HPI

27 MERLIN WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Three Rivers local authority area over time, sourced from the HPI. The three 27 MERLIN WAY sales between January 2002 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 September 2007 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the June 2021 sale, where it falls to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might 27 MERLIN WAY be worth now?

27 MERLIN WAY might now be worth an estimated £492,710.

This is based on house price inflation of 7.1%, between June 2021 and March 2025, for semi-detached houses, in the Three Rivers local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 7.1% inflationary increase is applied to the most recent sale price for 27 MERLIN WAY of £460,000 on 4th June 2021. For the value to have increased from £460,000 to £492,710 over the four years and three months to March 2025, the following assumptions must hold true:

• The value of 27 MERLIN WAY has moved in line with the HPI for semi-detached houses in the Three Rivers local authority area.
• The June 2021 sale price of £460,000 represented a fair market value for the property.
• The size, condition, and specification of 27 MERLIN WAY has not materially changed since June 2021.

How Large is 27 MERLIN WAY?

27 MERLIN WAY is 77m² according to the EPC inspection conducted in July 2019. This puts it in the smallest 10% of semi-detached houses houses in Watford, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Watford, and where 27 MERLIN WAY lies on this distribution: 6% of semi-detached houses houses are smaller than 27 MERLIN WAY, and 94% of houses are larger. Note that EPC data is not available for all properties in Watford.

27 MERLIN WAY: Plot and Title Map

27 MERLIN WAY sits on a plot of roughly 0.048 of an acre, or 195m². The below map shows the location of 27 MERLIN WAY, 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 27 MERLIN WAY). 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 27 MERLIN WAY?

27 MERLIN WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 27 on MERLIN WAY.