35A, HUNTERS LANE, WATFORD, WD25 7BA - £585,000

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

35A HUNTERS LANE is a small detached house of 107m², which could now be worth an estimated £635,841. It was last sold for £585,000 in August 2020, which was around 45% below the average August 2020 detached price in the Three Rivers local authority area. The most recent EPC inspection was March 2016, where the current energy rating was B, and the potential energy rating was A.

35A HUNTERS LANE Sold Prices

Land registry data shows two sales for 35A HUNTERS LANE 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 35A HUNTERS LANE 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
2020 12 AUG	£585,000	£1,055,380	45% below HPI
2016 7 MAR	£500,000	£1,013,150	51% below HPI

35A HUNTERS LANE 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 35A HUNTERS LANE sales from March 2016 and August 2020 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 March 2016 sale was for 51% below the HPI. So the extrapolation line tracks at 51% below the HPI over time, until the August 2020 sale, where it rises to 45% below the HPI. The line then continues to track at 45% below the HPI.

What might 35A HUNTERS LANE be worth now?

35A HUNTERS LANE might now be worth an estimated £635,841.

This is based on house price inflation of 8.7%, between August 2020 and December 2024, for detached houses, in the Three Rivers local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 8.7% inflationary increase is applied to the most recent sale price for 35A HUNTERS LANE of £585,000 on 12th August 2020. For the value to have increased from £585,000 to £635,841 over the three years and eight months to December 2024, the following assumptions must hold true:

• The value of 35A HUNTERS LANE has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The August 2020 sale price of £585,000 represented a fair market value for the property.
• The size, condition, and specification of 35A HUNTERS LANE has not materially changed since August 2020.

How Large is 35A HUNTERS LANE?

35A HUNTERS LANE is 107m² according to the EPC inspection conducted in March 2016. This puts it in the smallest 30% of detached houses houses in Watford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watford, and where 35A HUNTERS LANE lies on this distribution: 24% of detached houses houses are smaller than 35A HUNTERS LANE, and 76% of houses are larger. Note that EPC data is not available for all properties in Watford.

35A HUNTERS LANE: Plot and Title Map

35A HUNTERS LANE sits on a plot of roughly 0.065 of an acre, or 262m². The below map shows the location of 35A HUNTERS 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 35A HUNTERS 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 35A HUNTERS LANE?

35A HUNTERS LANE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 35A on HUNTERS LANE.