40, TANNERY DRIFT, ROYSTON, SG8 5DE - £630,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

40 TANNERY DRIFT is a very large extended detached house of 226m², built sometime between 1950 and 1966, which could now be worth an estimated £932,244. It was last sold for £630,000 in November 2014, which was around 20% above the average November 2014 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was April 2010, where the current energy rating was D, and the potential energy rating was D.

40 TANNERY DRIFT Sold Prices

Land registry data shows three sales for 40 TANNERY DRIFT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Hertfordshire local authority area for the corresponding sale date. All of the three 40 TANNERY DRIFT 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
2014 13 NOV	£630,000	£524,522	20% above HPI
2010 27 OCT	£499,995	£437,226	14% above HPI
2005 1 AUG	£490,000	£373,044	31% above HPI

40 TANNERY DRIFT Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Hertfordshire local authority area over time, sourced from the HPI. The three 40 TANNERY DRIFT sales between August 2005 and November 2014 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 October 2010 sale was for 14% above the HPI. So the extrapolation line tracks at 14% above the HPI over time, until the November 2014 sale, where it rises to 20% above the HPI. The line then continues to track at 20% above the HPI.

What might 40 TANNERY DRIFT be worth now?

40 TANNERY DRIFT might now be worth an estimated £932,244.

This is based on house price inflation of 48%, between November 2014 and February 2025, for detached houses, in the North Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 48% inflationary increase is applied to the most recent sale price for 40 TANNERY DRIFT of £630,000 on 13th November 2014. For the value to have increased from £630,000 to £932,244 over the eleven years and nine months to February 2025, the following assumptions must hold true:

• The value of 40 TANNERY DRIFT has moved in line with the HPI for detached houses in the North Hertfordshire local authority area.
• The November 2014 sale price of £630,000 represented a fair market value for the property.
• The size, condition, and specification of 40 TANNERY DRIFT has not materially changed since November 2014.

How Large is 40 TANNERY DRIFT?

40 TANNERY DRIFT is 226m², which includes one extension, according to the EPC inspection conducted in April 2010. This puts it in the largest 10% of detached houses houses in Royston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Royston, and where 40 TANNERY DRIFT lies on this distribution: 96% of detached houses houses are smaller than 40 TANNERY DRIFT, and 4% of houses are larger. Note that EPC data is not available for all properties in Royston.

40 TANNERY DRIFT: Plot and Title Map

40 TANNERY DRIFT sits on a plot of roughly 0.331 of an acre, or 1,340m². The below map shows the location of 40 TANNERY DRIFT, 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 40 TANNERY DRIFT). 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 40 TANNERY DRIFT?

40 TANNERY DRIFT is located in ROYSTON, in the SG8 postcode district. The below map shows the position of No. 40 on TANNERY DRIFT.