6, THE SPINNEY, BROXBOURNE, EN10 7LR - £472,500

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

6 THE SPINNEY is a large extended detached house of 160m², built sometime between 1967 and 1975, which could now be worth an estimated £861,555. It was last sold for £472,500 in March 2011, which was around 3% below the average March 2011 detached price in the Broxbourne local authority area. The most recent EPC inspection was September 2022, where the current energy rating was C, and the potential energy rating was B.

6 THE SPINNEY Sold Prices

Land registry data shows two sales for 6 THE SPINNEY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. Both of the two 6 THE SPINNEY 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
2011 10 MAR	£472,500	£487,521	3% below HPI
1996 16 FEB	£50,000	£152,623	67% below HPI

6 THE SPINNEY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Broxbourne local authority area over time, sourced from the HPI. The two 6 THE SPINNEY sales from February 1996 and March 2011 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 February 1996 sale was for 67% below the HPI. So the extrapolation line tracks at 67% below the HPI over time, until the March 2011 sale, where it rises to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might 6 THE SPINNEY be worth now?

6 THE SPINNEY might now be worth an estimated £861,555.

This is based on house price inflation of 82.3%, between March 2011 and February 2025, for 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 82.3% inflationary increase is applied to the most recent sale price for 6 THE SPINNEY of £472,500 on 10th March 2011. For the value to have increased from £472,500 to £861,555 over the fourteen years and one month to February 2025, the following assumptions must hold true:

• The value of 6 THE SPINNEY has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The March 2011 sale price of £472,500 represented a fair market value for the property.
• The size, condition, and specification of 6 THE SPINNEY has not materially changed since March 2011.

How Large is 6 THE SPINNEY?

6 THE SPINNEY is 160m², which includes one extension, according to the EPC inspection conducted in September 2022. This puts it in the largest 40% of detached houses houses in Hoddesdon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hoddesdon, and where 6 THE SPINNEY lies on this distribution: 64% of detached houses houses are smaller than 6 THE SPINNEY, and 36% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

6 THE SPINNEY: Plot and Title Map

6 THE SPINNEY sits on a plot of roughly 0.103 of an acre, or 418m². The below map shows the location of 6 THE SPINNEY, 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 6 THE SPINNEY). 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 6 THE SPINNEY?

6 THE SPINNEY is located in BROXBOURNE, in the EN10 postcode district. The below map shows the position of No. 6 on THE SPINNEY.