28, HOE LANE, WARE, SG12 9NU - £650,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

28 HOE LANE is a very large detached house of 240m², built sometime between 1976 and 1982. It was last sold for £650,000 in March 2012, which was around 39% above the average March 2012 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was October 2014, where the current energy rating was C, and the potential energy rating was C.

28 HOE LANE Sold Prices

Land registry data shows two sales for 28 HOE 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 East Hertfordshire local authority area for the corresponding sale date. Both of the two 28 HOE LANE sales were 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
2012 23 MAR	£650,000	£469,202	39% above HPI
2004 16 DEC	£525,000	£393,039	34% above HPI

28 HOE LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Hertfordshire local authority area over time, sourced from the HPI. The two 28 HOE LANE sales from December 2004 and March 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 December 2004 sale was for 34% above the HPI. So the extrapolation line tracks at 34% above the HPI over time, until the March 2012 sale, where it rises to 39% above the HPI. The line then continues to track at 39% above the HPI.

How Large is 28 HOE LANE?

28 HOE LANE is 240m² according to the EPC inspection conducted in October 2014. This puts it in the largest 10% of detached houses in Ware, based on EPC data. The below chart shows the distribution of detached houses by size in Ware, and where 28 HOE LANE lies on this distribution: 97% of detached houses are smaller than 28 HOE LANE, and 3% of houses are larger. Note that EPC data is not available for all properties in Ware.

28 HOE LANE: Plot and Title Map

28 HOE LANE sits on a plot of roughly 0.289 of an acre, or 1,170m². The below map shows the location of 28 HOE 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 28 HOE 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 28 HOE LANE?

28 HOE LANE is located in WARE, in the SG12 postcode district. The below map shows the position of No. 28 on HOE LANE.