74, TANNERY DRIFT, ROYSTON, SG8 5DE - £585,000

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.

74 TANNERY DRIFT is a large extended detached house of 134m², built sometime between 1930 and 1949, which could now be worth an estimated £667,147. It was last sold for £585,000 in February 2020, which was around 14% below the average February 2020 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was October 2019, where the current energy rating was D, and the potential energy rating was C.

74 TANNERY DRIFT Sold Prices

Land registry data shows three sales for 74 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. One of the three 74 TANNERY DRIFT sales was for below the average price, whilst two 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
2020 14 FEB	£585,000	£680,593	14% below HPI
2005 13 DEC	£375,000	£368,589	2% above HPI
2001 29 OCT	£287,500	£260,022	11% above HPI

74 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 74 TANNERY DRIFT sales between October 2001 and February 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 December 2005 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the February 2020 sale, where it falls to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might 74 TANNERY DRIFT be worth now?

74 TANNERY DRIFT might now be worth an estimated £667,147.

This is based on house price inflation of 14%, between February 2020 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 14% inflationary increase is applied to the most recent sale price for 74 TANNERY DRIFT of £585,000 on 14th February 2020. For the value to have increased from £585,000 to £667,147 over the five years to February 2025, the following assumptions must hold true:

• The value of 74 TANNERY DRIFT has moved in line with the HPI for detached houses in the North Hertfordshire local authority area.
• The February 2020 sale price of £585,000 represented a fair market value for the property.
• The size, condition, and specification of 74 TANNERY DRIFT has not materially changed since February 2020.

How Large is 74 TANNERY DRIFT?

74 TANNERY DRIFT is 134m², which includes one extension, according to the EPC inspection conducted in October 2019. This puts it in the largest 40% 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 74 TANNERY DRIFT lies on this distribution: 65% of detached houses houses are smaller than 74 TANNERY DRIFT, and 34% of houses are larger. Note that EPC data is not available for all properties in Royston.

74 TANNERY DRIFT: Plot and Title Map

74 TANNERY DRIFT sits on a plot of roughly 0.256 of an acre, or 1,034m². The below map shows the location of 74 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 74 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 74 TANNERY DRIFT?

74 TANNERY DRIFT is located in ROYSTON, in the SG8 postcode district. The below map shows the position of No. 74 on TANNERY DRIFT.