3, NORRIS WOOD, BAAS HILL, BROXBOURNE, EN10 7EP - £1,275,000

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.

3 NORRIS WOOD is a very large detached house of 314m², which could now be worth an estimated £1,436,244. It was last sold for £1,275,000 in November 2018, which was around 62% above the average November 2018 detached price in the Broxbourne local authority area. The most recent EPC inspection was February 2015, where the current energy rating was B, and the potential energy rating was B.

3 NORRIS WOOD Sold Prices

Land registry data shows two sales for 3 NORRIS WOOD 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 3 NORRIS WOOD 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
2018 19 NOV	£1,275,000	£789,144	62% above HPI
2015 4 DEC	£1,075,000	£668,774	61% above HPI

3 NORRIS WOOD 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 3 NORRIS WOOD sales from December 2015 and November 2018 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 2015 sale was for 61% above the HPI. So the extrapolation line tracks at 61% above the HPI over time, until the November 2018 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

What might 3 NORRIS WOOD be worth now?

3 NORRIS WOOD might now be worth an estimated £1,436,244.

This is based on house price inflation of 12.6%, between November 2018 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 12.6% inflationary increase is applied to the most recent sale price for 3 NORRIS WOOD of £1,275,000 on 19th November 2018. For the value to have increased from £1,275,000 to £1,436,244 over the seven years and nine months to February 2025, the following assumptions must hold true:

• The value of 3 NORRIS WOOD has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The November 2018 sale price of £1,275,000 represented a fair market value for the property.
• The size, condition, and specification of 3 NORRIS WOOD has not materially changed since November 2018.

How Large is 3 NORRIS WOOD?

3 NORRIS WOOD is 314m² according to the EPC inspection conducted in February 2015. This puts it in the largest 10% 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 3 NORRIS WOOD lies on this distribution: 96% of detached houses houses are smaller than 3 NORRIS WOOD, and 3% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

3 NORRIS WOOD: Plot and Title Map

3 NORRIS WOOD sits on a plot of roughly 0.139 of an acre, or 564m². The below map shows the location of 3 NORRIS WOOD, 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 NORRIS WOOD). 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 NORRIS WOOD?

3 NORRIS WOOD is located on BAAS HILL in BROXBOURNE, in the EN10 postcode district. The below map shows the position of 3 NORRIS WOOD on BAAS HILL.