32, HOE LANE, WARE, SG12 9NZ - £2,025,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

32 HOE LANE is a very large extended detached house of 403m², built sometime before 1900. It was last sold for £2,025,000 in May 2017, which was around 183% above the average May 2017 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was September 2011, where the current energy rating was E, and the potential energy rating was D.

32 HOE LANE Sold Prices

Land registry data shows two sales for 32 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 32 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
2017 26 MAY	£2,025,000	£714,823	183% above HPI
2001 3 FEB	£730,000	£270,669	170% above HPI

32 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 32 HOE LANE sales from February 2001 and May 2017 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 February 2001 sale was for 170% above the HPI. So the extrapolation line tracks at 170% above the HPI over time, until the May 2017 sale, where it rises to 183% above the HPI. The line then continues to track at 183% above the HPI.

How Large is 32 HOE LANE?

32 HOE LANE is 403m², which includes two extensions, according to the EPC inspection conducted in September 2011. 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 32 HOE LANE lies on this distribution: More than 99% of detached houses are smaller than 32 HOE LANE, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Ware.

32 HOE LANE: Plot and Title Map

32 HOE LANE sits on a plot of roughly 0.440 of an acre, or 1,780m². The below map shows the location of 32 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 32 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 32 HOE LANE?

32 HOE LANE is located in WARE, in the SG12 postcode district. The below map shows the position of No. 32 on HOE LANE.