32, SHEPHERDS ROAD, WATFORD, WD18 7HX - £1,275,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

32 SHEPHERDS ROAD is a very large extended detached house of 204m², built sometime between 2007 and 2011. It was last sold for £1,275,000 in November 2021, which was around 41% above the average November 2021 detached price in the Watford local authority area. The most recent EPC inspection was April 2021, where the current energy rating was C, and the potential energy rating was B.

32 SHEPHERDS ROAD Sold Prices

Land registry data shows two sales for 32 SHEPHERDS ROAD 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 32 SHEPHERDS 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
2021 5 NOV	£1,275,000	£905,849	41% above HPI
2009 27 AUG	£656,000	£431,569	52% above HPI

32 SHEPHERDS ROAD 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 32 SHEPHERDS ROAD sales from August 2009 and November 2021 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 August 2009 sale was for 52% above the HPI. So the extrapolation line tracks at 52% above the HPI over time, until the November 2021 sale, where it falls to 41% above the HPI. The line then continues to track at 41% above the HPI.

How Large is 32 SHEPHERDS ROAD?

32 SHEPHERDS ROAD is 204m², which includes one extension, according to the EPC inspection conducted in April 2021. This puts it in the largest 20% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 32 SHEPHERDS ROAD lies on this distribution: 87% of detached houses are smaller than 32 SHEPHERDS ROAD, and 13% of houses are larger. Note that EPC data is not available for all properties in Watford.

32 SHEPHERDS ROAD: Plot and Title Map

32 SHEPHERDS ROAD sits on a plot of roughly 0.142 of an acre, or 575m². The below map shows the location of 32 SHEPHERDS 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 32 SHEPHERDS 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 32 SHEPHERDS ROAD?

32 SHEPHERDS ROAD is located in WATFORD, in the WD18 postcode district. The below map shows the position of No. 32 on SHEPHERDS ROAD.