31, WOODSTOCK ROAD, BROXBOURNE, EN10 7NX - £1,250,000

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

31 WOODSTOCK ROAD is a very large extended detached house of 210m², built sometime between 1967 and 1975, which could now be worth an estimated £1,294,635. It was last sold for £1,250,000 in November 2023, which was around 46% above the average November 2023 detached price in the Broxbourne local authority area. The most recent EPC inspection was May 2022, where the current energy rating was D, and the potential energy rating was C.

31 WOODSTOCK ROAD Sold Prices

Land registry data shows three sales for 31 WOODSTOCK ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. All of the three 31 WOODSTOCK ROAD 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
2023 10 NOV	£1,250,000	£858,296	46% above HPI
2000 29 SEP	£415,000	£284,651	46% above HPI
1998 1 JUL	£330,000	£196,532	68% above HPI

31 WOODSTOCK ROAD 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 three 31 WOODSTOCK ROAD sales between July 1998 and November 2023 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 2000 sale was for 46% above the HPI. So the extrapolation line tracks at 46% above the HPI over time, until the November 2023 sale, which was also at 46% above the HPI.

What might 31 WOODSTOCK ROAD be worth now?

31 WOODSTOCK ROAD might now be worth an estimated £1,294,635.

This is based on house price inflation of 3.6%, between November 2023 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 3.6% inflationary increase is applied to the most recent sale price for 31 WOODSTOCK ROAD of £1,250,000 on 10th November 2023. For the value to have increased from £1,250,000 to £1,294,635 over the two years and nine months to February 2025, the following assumptions must hold true:

• The value of 31 WOODSTOCK ROAD has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The November 2023 sale price of £1,250,000 represented a fair market value for the property.
• The size, condition, and specification of 31 WOODSTOCK ROAD has not materially changed since November 2023.

How Large is 31 WOODSTOCK ROAD?

31 WOODSTOCK ROAD is 210m², which includes one extension, according to the EPC inspection conducted in May 2022. This puts it in the largest 20% 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 31 WOODSTOCK ROAD lies on this distribution: 85% of detached houses houses are smaller than 31 WOODSTOCK ROAD, and 15% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

31 WOODSTOCK ROAD: Plot and Title Map

31 WOODSTOCK ROAD sits on a plot of roughly 0.275 of an acre, or 1,114m². The below map shows the location of 31 WOODSTOCK ROAD, 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 31 WOODSTOCK ROAD). 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 31 WOODSTOCK ROAD?

31 WOODSTOCK ROAD is located in BROXBOURNE, in the EN10 postcode district. The below map shows the position of No. 31 on WOODSTOCK ROAD.