33, MERLIN WAY, LEAVESDEN, WATFORD, WD25 7GJ - £430,000

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

33 MERLIN WAY is a midsized extended detached house of 148m², built sometime between 1996 and 2002. It was last sold for £430,000 in May 2010, which was around 29% below the average May 2010 detached price in the Three Rivers local authority area. The most recent EPC inspection was January 2010, where the current energy rating was D, and the potential energy rating was C.

33 MERLIN WAY Sold Prices

Land registry data shows two sales for 33 MERLIN WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. Both of the two 33 MERLIN WAY sales were for below 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
2010 20 MAY	£430,000	£601,885	29% below HPI
2002 8 FEB	£285,000	£386,970	26% below HPI

33 MERLIN WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Three Rivers local authority area over time, sourced from the HPI. The two 33 MERLIN WAY sales from February 2002 and May 2010 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 2002 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the May 2010 sale, where it falls to 29% below the HPI. The line then continues to track at 29% below the HPI.

How Large is 33 MERLIN WAY?

33 MERLIN WAY is 148m², which includes one extension, according to the EPC inspection conducted in January 2010. This puts it in the largest 50% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 33 MERLIN WAY lies on this distribution: 60% of detached houses are smaller than 33 MERLIN WAY, and 40% of houses are larger. Note that EPC data is not available for all properties in Watford.

33 MERLIN WAY: Plot and Title Map

33 MERLIN WAY sits on a plot of roughly 0.088 of an acre, or 354m². The below map shows the location of 33 MERLIN WAY, 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 33 MERLIN WAY). 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 33 MERLIN WAY?

33 MERLIN WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 33 on MERLIN WAY.