34, VIVIAN WAY, LONDON, N2 0HZ - £1,999,999

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

34 VIVIAN WAY is a small extended semi-detached house of 212m², built sometime between 1930 and 1949, which could now be worth an estimated £1,976,399. It was last sold for £1,999,999 in November 2021, which was around 141% above the average November 2021 semi-detached price in the Barnet local authority area. The most recent EPC inspection was June 2021, where the current energy rating was D, and the potential energy rating was B.

34 VIVIAN WAY Sold Prices

Land registry data shows three sales for 34 VIVIAN WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Barnet local authority area for the corresponding sale date. All of the three 34 VIVIAN WAY 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 15 NOV	£1,999,999	£829,930	141% above HPI
2007 20 JUN	£1,277,000	£425,209	200% above HPI
1996 3 SEP	£251,000	£131,603	91% above HPI

34 VIVIAN WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Barnet local authority area over time, sourced from the HPI. The three 34 VIVIAN WAY sales between September 1996 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 June 2007 sale was for 200% above the HPI. So the extrapolation line tracks at 200% above the HPI over time, until the November 2021 sale, where it falls to 141% above the HPI. The line then continues to track at 141% above the HPI.

What might 34 VIVIAN WAY be worth now?

34 VIVIAN WAY might now be worth an estimated £1,976,399.

This is based on house price deflation of 1.2%, between November 2021 and February 2025, for semi-detached houses, in the Barnet local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.2% deflationary decrease is applied to the most recent sale price for 34 VIVIAN WAY of £1,999,999 on 15th November 2021. For the value to have decreased from £1,999,999 to £1,976,399 over the four years and nine months to February 2025, the following assumptions must hold true:

• The value of 34 VIVIAN WAY has moved in line with the HPI for semi-detached houses in the Barnet local authority area.
• The November 2021 sale price of £1,999,999 represented a fair market value for the property.
• The size, condition, and specification of 34 VIVIAN WAY has not materially changed since November 2021.

How Large is 34 VIVIAN WAY?

34 VIVIAN WAY is 212m², which includes four extensions, according to the EPC inspection conducted in June 2021. This puts it in the smallest 40% of semi-detached houses houses in Hampstead, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hampstead, and where 34 VIVIAN WAY lies on this distribution: 33% of semi-detached houses houses are smaller than 34 VIVIAN WAY, and 66% of houses are larger. Note that EPC data is not available for all properties in Hampstead.

34 VIVIAN WAY: Plot and Title Map

34 VIVIAN WAY sits on a plot of roughly 0.129 of an acre, or 522m². The below map shows the location of 34 VIVIAN 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 34 VIVIAN 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 34 VIVIAN WAY?

34 VIVIAN WAY is located in LONDON, in the N2 postcode district. The below map shows the position of No. 34 on VIVIAN WAY.