35, MERLIN WAY, LEAVESDEN, WATFORD, WD25 7GJ - £365,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

35 MERLIN WAY is a very small detached house of 83m², built sometime between 1996 and 2002. It was last sold for £365,000 in March 2013, which was around 44% below the average March 2013 detached price in the Three Rivers local authority area. The most recent EPC inspection was September 2020, where the current energy rating was D, and the potential energy rating was B.

35 MERLIN WAY Sold Prices

Land registry data shows four sales for 35 MERLIN WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the four 35 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
2013 14 MAR	£365,000	£652,623	44% below HPI
2010 16 APR	£360,000	£598,848	40% below HPI
2004 21 JUN	£290,000	£482,294	40% below HPI
2001 7 DEC	£225,000	£392,662	43% below HPI

35 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 four 35 MERLIN WAY sales between December 2001 and March 2013 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 April 2010 sale was for 40% below the HPI. So the extrapolation line tracks at 40% below the HPI over time, until the March 2013 sale, where it falls to 44% below the HPI. The line then continues to track at 44% below the HPI.

How Large is 35 MERLIN WAY?

35 MERLIN WAY is 83m² according to the EPC inspection conducted in September 2020. This puts it in the smallest 10% of detached houses in Watford, based on EPC data. The below chart shows the distribution of detached houses by size in Watford, and where 35 MERLIN WAY lies on this distribution: 9% of detached houses are smaller than 35 MERLIN WAY, and 91% of houses are larger. Note that EPC data is not available for all properties in Watford.

35 MERLIN WAY: Plot and Title Map

35 MERLIN WAY sits on a plot of roughly 0.055 of an acre, or 221m². The below map shows the location of 35 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 35 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 35 MERLIN WAY?

35 MERLIN WAY is located in LEAVESDEN, in the WD25 postcode district. The below map shows the position of No. 35 on MERLIN WAY.