3, BIRCHMEAD, WATFORD, WD17 4RU - £1,070,000

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

3 BIRCHMEAD is a very large extended detached house of 481m², built sometime between 1967 and 1975. It was last sold for £1,070,000 in October 2019, which was around 37% above the average October 2019 detached price in the Watford local authority area. The most recent EPC inspection was October 2010, where the current energy rating was D, and the potential energy rating was C.

3 BIRCHMEAD Sold Prices

Land registry data shows two sales for 3 BIRCHMEAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Watford local authority area for the corresponding sale date. Both of the two 3 BIRCHMEAD 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
2019 18 OCT	£1,070,000	£783,061	37% above HPI
2011 21 JAN	£710,000	£476,799	49% above HPI

3 BIRCHMEAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Watford local authority area over time, sourced from the HPI. The two 3 BIRCHMEAD sales from January 2011 and October 2019 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 January 2011 sale was for 49% above the HPI. So the extrapolation line tracks at 49% above the HPI over time, until the October 2019 sale, where it falls to 37% above the HPI. The line then continues to track at 37% above the HPI.

What might 3 BIRCHMEAD be worth now?

3 BIRCHMEAD might now be worth an estimated £1,212,220.

This is based on house price inflation of 13.3%, between October 2019 and December 2024, for detached houses, in the Watford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.3% inflationary increase is applied to the most recent sale price for 3 BIRCHMEAD of £1,070,000 on 18th October 2019. For the value to have increased from £1,070,000 to £1,212,220 over the four years and ten months to December 2024, the following assumptions must hold true:

• The value of 3 BIRCHMEAD has moved in line with the HPI for detached houses in the Watford local authority area.
• The October 2019 sale price of £1,070,000 represented a fair market value for the property.
• The size, condition, and specification of 3 BIRCHMEAD has not materially changed since October 2019.

How Large is 3 BIRCHMEAD?

3 BIRCHMEAD is 481m², which includes one extension, according to the EPC inspection conducted in October 2010. This puts it in the largest 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 3 BIRCHMEAD lies on this distribution: More than 99% of detached houses houses are smaller than 3 BIRCHMEAD, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Watford.

3 BIRCHMEAD: Plot and Title Map

3 BIRCHMEAD sits on a plot of roughly 0.193 of an acre, or 782m². The below map shows the location of 3 BIRCHMEAD, 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 3 BIRCHMEAD). 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 3 BIRCHMEAD?

3 BIRCHMEAD is located in WATFORD, in the WD17 postcode district. The below map shows the position of No. 3 on BIRCHMEAD.