38, BUCKNALLS LANE, WATFORD, WD25 9JQ - £710,000

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

38 BUCKNALLS LANE is a large extended detached house of 151m², built sometime between 1991 and 1995. It was last sold for £710,000 in October 2016, which was around 31% below the average October 2016 detached price in the Three Rivers local authority area. The most recent EPC inspection was April 2009, where the current energy rating was D, and the potential energy rating was C.

38 BUCKNALLS LANE Sold Prices

Land registry data shows three sales for 38 BUCKNALLS LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Three Rivers local authority area for the corresponding sale date. All of the three 38 BUCKNALLS 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
2016 28 OCT	£710,000	£1,032,460	31% below HPI
2007 20 DEC	£465,000	£658,904	29% below HPI
1995 17 OCT	£138,000	£185,617	26% below HPI

38 BUCKNALLS 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 three 38 BUCKNALLS LANE sales between October 1995 and October 2016 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 December 2007 sale was for 29% below the HPI. So the extrapolation line tracks at 29% below the HPI over time, until the October 2016 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might 38 BUCKNALLS LANE be worth now?

38 BUCKNALLS LANE might now be worth an estimated £788,835.

This is based on house price inflation of 11.1%, between October 2016 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 11.1% inflationary increase is applied to the most recent sale price for 38 BUCKNALLS LANE of £710,000 on 28th October 2016. For the value to have increased from £710,000 to £788,835 over the seven years and ten months to December 2024, the following assumptions must hold true:

• The value of 38 BUCKNALLS LANE has moved in line with the HPI for detached houses in the Three Rivers local authority area.
• The October 2016 sale price of £710,000 represented a fair market value for the property.
• The size, condition, and specification of 38 BUCKNALLS LANE has not materially changed since October 2016.

How Large is 38 BUCKNALLS LANE?

38 BUCKNALLS LANE is 151m², which includes one extension, according to the EPC inspection conducted in April 2009. This puts it in the largest 40% 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 38 BUCKNALLS LANE lies on this distribution: 62% of detached houses houses are smaller than 38 BUCKNALLS LANE, and 38% of houses are larger. Note that EPC data is not available for all properties in Watford.

38 BUCKNALLS LANE: Plot and Title Map

38 BUCKNALLS LANE sits on a plot of roughly 0.103 of an acre, or 417m². The below map shows the location of 38 BUCKNALLS 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 38 BUCKNALLS 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 38 BUCKNALLS LANE?

38 BUCKNALLS LANE is located in WATFORD, in the WD25 postcode district. The below map shows the position of No. 38 on BUCKNALLS LANE.