349, GOFFS LANE, GOFFS OAK, WALTHAM CROSS, EN7 5QH - £656,000

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

349 GOFFS LANE is a very small extended semi-detached house of 93m², built sometime between 1930 and 1949. It was last sold for £656,000 in May 2021, which was around 43% above the average May 2021 semi-detached price in the Broxbourne local authority area. The most recent EPC inspection was July 2013, where the current energy rating was E, and the potential energy rating was C.

349 GOFFS LANE Sold Prices

Land registry data shows two sales for 349 GOFFS LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Broxbourne local authority area for the corresponding sale date. Both of the two 349 GOFFS 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
2021 28 MAY	£656,000	£457,351	43% above HPI
2013 29 NOV	£390,000	£287,016	36% above HPI

349 GOFFS LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Broxbourne local authority area over time, sourced from the HPI. The two 349 GOFFS LANE sales from November 2013 and May 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 November 2013 sale was for 36% above the HPI. So the extrapolation line tracks at 36% above the HPI over time, until the May 2021 sale, where it rises to 43% above the HPI. The line then continues to track at 43% above the HPI.

What might 349 GOFFS LANE be worth now?

349 GOFFS LANE might now be worth an estimated £723,526.

This is based on house price inflation of 10.3%, between May 2021 and December 2024, for semi-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 10.3% inflationary increase is applied to the most recent sale price for 349 GOFFS LANE of £656,000 on 28th May 2021. For the value to have increased from £656,000 to £723,526 over the two years and five months to December 2024, the following assumptions must hold true:

• The value of 349 GOFFS LANE has moved in line with the HPI for semi-detached houses in the Broxbourne local authority area.
• The May 2021 sale price of £656,000 represented a fair market value for the property.
• The size, condition, and specification of 349 GOFFS LANE has not materially changed since May 2021.

How Large is 349 GOFFS LANE?

349 GOFFS LANE is 93m², which includes one extension, according to the EPC inspection conducted in July 2013. This puts it in the smallest 20% of semi-detached houses houses in Cheshunt, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Cheshunt, and where 349 GOFFS LANE lies on this distribution: 17% of semi-detached houses houses are smaller than 349 GOFFS LANE, and 81% of houses are larger. Note that EPC data is not available for all properties in Cheshunt.

349 GOFFS LANE: Plot and Title Map

349 GOFFS LANE sits on a plot of roughly 0.121 of an acre, or 491m². The below map shows the location of 349 GOFFS 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 349 GOFFS 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 349 GOFFS LANE?

349 GOFFS LANE is located in GOFFS OAK, in the EN7 postcode district. The below map shows the position of No. 349 on GOFFS LANE.