8, BARNS DENE, HARPENDEN, AL5 2HQ - £1,515,000

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

8 BARNS DENE is a small extended detached house of 141m², built sometime between 1950 and 1966, which could now be worth an estimated £1,606,700. It was last sold for £1,515,000 in August 2023, which was around 29% above the average August 2023 detached price in the St Albans local authority area. The most recent EPC inspection was January 2020, where the current energy rating was D, and the potential energy rating was C.

8 BARNS DENE Sold Prices

Land registry data shows two sales for 8 BARNS DENE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the St Albans local authority area for the corresponding sale date. Both of the two 8 BARNS DENE 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
2023 24 AUG	£1,515,000	£1,173,500	29% above HPI
2020 10 JUL	£1,160,000	£1,026,950	13% above HPI

8 BARNS DENE Price Paid vs. HPI Average

The below graph shows the average detached house price in the St Albans local authority area over time, sourced from the HPI. The two 8 BARNS DENE sales from July 2020 and August 2023 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 July 2020 sale was for 13% above the HPI. So the extrapolation line tracks at 13% above the HPI over time, until the August 2023 sale, where it rises to 29% above the HPI. The line then continues to track at 29% above the HPI.

What might 8 BARNS DENE be worth now?

8 BARNS DENE might now be worth an estimated £1,606,700.

This is based on house price inflation of 6.1%, between August 2023 and December 2024, for detached houses, in the St Albans local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6.1% inflationary increase is applied to the most recent sale price for 8 BARNS DENE of £1,515,000 on 24th August 2023. For the value to have increased from £1,515,000 to £1,606,700 over the eight months to December 2024, the following assumptions must hold true:

• The value of 8 BARNS DENE has moved in line with the HPI for detached houses in the St Albans local authority area.
• The August 2023 sale price of £1,515,000 represented a fair market value for the property.
• The size, condition, and specification of 8 BARNS DENE has not materially changed since August 2023.

How Large is 8 BARNS DENE?

8 BARNS DENE is 141m², which includes one extension, according to the EPC inspection conducted in January 2020. This puts it in the smallest 40% of detached houses houses in Harpenden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Harpenden, and where 8 BARNS DENE lies on this distribution: 35% of detached houses houses are smaller than 8 BARNS DENE, and 65% of houses are larger. Note that EPC data is not available for all properties in Harpenden.

8 BARNS DENE: Plot and Title Map

8 BARNS DENE sits on a plot of roughly 0.163 of an acre, or 661m². The below map shows the location of 8 BARNS DENE, 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 8 BARNS DENE). 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 8 BARNS DENE?

8 BARNS DENE is located in HARPENDEN, in the AL5 postcode district. The below map shows the position of No. 8 on BARNS DENE.