28, WESTLAND CLOSE, LEAVESDEN, WATFORD, WD25 7GH - £495,000

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

28 WESTLAND CLOSE is a very small detached house of 72m², built sometime between 2003 and 2006. It was last sold for £495,000 in November 2016, which was around 52% below the average November 2016 detached price in the Three Rivers local authority area. The most recent EPC inspection was February 2012, where the current energy rating was C, and the potential energy rating was C.

28 WESTLAND CLOSE Sold Prices

Land registry data shows three sales for 28 WESTLAND CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the three 28 WESTLAND CLOSE 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
2016 11 NOV	£495,000	£1,022,930	52% below HPI
2012 12 NOV	£330,000	£697,074	53% below HPI
2003 26 SEP	£264,950	£500,305	47% below HPI

28 WESTLAND CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Three Rivers local authority area over time, sourced from the HPI. The three 28 WESTLAND CLOSE sales between September 2003 and November 2016 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 November 2012 sale was for 53% below the HPI. So the extrapolation line tracks at 53% below the HPI over time, until the November 2016 sale, where it rises to 52% below the HPI. The line then continues to track at 52% below the HPI.

What might 28 WESTLAND CLOSE be worth now?

28 WESTLAND CLOSE might now be worth an estimated £555,086.

This is based on house price inflation of 12.1%, between November 2016 and December 2024, for 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 12.1% inflationary increase is applied to the most recent sale price for 28 WESTLAND CLOSE of £495,000 on 11th November 2016. For the value to have increased from £495,000 to £555,086 over the seven years and eleven months to December 2024, the following assumptions must hold true:

• The value of 28 WESTLAND CLOSE has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The November 2016 sale price of £495,000 represented a fair market value for the property.
• The size, condition, and specification of 28 WESTLAND CLOSE has not materially changed since November 2016.

How Large is 28 WESTLAND CLOSE?

28 WESTLAND CLOSE is 72m² according to the EPC inspection conducted in February 2012. This puts it in the smallest 10% of detached houses houses in Watford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watford, and where 28 WESTLAND CLOSE lies on this distribution: 4% of detached houses houses are smaller than 28 WESTLAND CLOSE, and 96% of houses are larger. Note that EPC data is not available for all properties in Watford.

28 WESTLAND CLOSE: Plot and Title Map

28 WESTLAND CLOSE sits on a plot of roughly 0.057 of an acre, or 232m². The below map shows the location of 28 WESTLAND 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 28 WESTLAND 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 28 WESTLAND CLOSE?

28 WESTLAND CLOSE is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 28 on WESTLAND CLOSE.