77, WOODSTOCK ROAD, BROXBOURNE, EN10 7PD - £740,000

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

77 WOODSTOCK ROAD is a midsized extended detached house of 147m², built sometime between 1967 and 1975, which could now be worth an estimated £859,628. It was last sold for £740,000 in January 2018, which was around 3% below the average January 2018 detached price in the Broxbourne local authority area. The most recent EPC inspection was November 2013, where the current energy rating was D, and the potential energy rating was B.

77 WOODSTOCK ROAD Sold Prices

Land registry data shows two sales for 77 WOODSTOCK ROAD 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. One of the two 77 WOODSTOCK ROAD sales was for below the average price, whilst the other was 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
2018 12 JAN	£740,000	£765,236	3% below HPI
2014 24 SEP	£599,995	£571,221	5% above HPI

77 WOODSTOCK ROAD 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 77 WOODSTOCK ROAD sales from September 2014 and January 2018 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 September 2014 sale was for 5% above the HPI. So the extrapolation line tracks at 5% above the HPI over time, until the January 2018 sale, where it falls to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might 77 WOODSTOCK ROAD be worth now?

77 WOODSTOCK ROAD might now be worth an estimated £859,628.

This is based on house price inflation of 16.2%, between January 2018 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 16.2% inflationary increase is applied to the most recent sale price for 77 WOODSTOCK ROAD of £740,000 on 12th January 2018. For the value to have increased from £740,000 to £859,628 over the six years and eleven months to February 2025, the following assumptions must hold true:

• The value of 77 WOODSTOCK ROAD has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The January 2018 sale price of £740,000 represented a fair market value for the property.
• The size, condition, and specification of 77 WOODSTOCK ROAD has not materially changed since January 2018.

How Large is 77 WOODSTOCK ROAD?

77 WOODSTOCK ROAD is 147m², which includes two extensions, according to the EPC inspection conducted in November 2013. This puts it in the largest 50% 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 77 WOODSTOCK ROAD lies on this distribution: 55% of detached houses houses are smaller than 77 WOODSTOCK ROAD, and 44% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

77 WOODSTOCK ROAD: Plot and Title Map

77 WOODSTOCK ROAD sits on a plot of roughly 0.112 of an acre, or 453m². The below map shows the location of 77 WOODSTOCK ROAD, 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 77 WOODSTOCK ROAD). 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 77 WOODSTOCK ROAD?

77 WOODSTOCK ROAD is located in BROXBOURNE, in the EN10 postcode district. The below map shows the position of No. 77 on WOODSTOCK ROAD.