8, BEECHCROFT ROAD, BUSHEY, WD23 2JU - £412,000

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 BEECHCROFT ROAD is a very small semi-detached house of 82m², built sometime between 1900 and 1929, which could now be worth an estimated £394,883. It was last sold for £412,000 in August 2022, which was around 34% below the average August 2022 semi-detached price in the Hertsmere local authority area. The most recent EPC inspection was February 2022, where the current energy rating was D, and the potential energy rating was C.

8 BEECHCROFT ROAD Sold Prices

Land registry data shows five sales for 8 BEECHCROFT ROAD since 1^st January 1995. The below table shows the price paid for the five sales, along with the average semi-detached price in the Hertsmere local authority area for the corresponding sale date. All of the five 8 BEECHCROFT ROAD 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
2022 9 AUG	£412,000	£623,749	34% below HPI
2019 9 OCT	£375,000	£532,719	30% below HPI
2017 14 AUG	£402,500	£527,164	24% below HPI
2014 13 JUN	£283,500	£398,280	29% below HPI
2010 5 JAN	£205,000	£302,321	32% below HPI

8 BEECHCROFT ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Hertsmere local authority area over time, sourced from the HPI. The five 8 BEECHCROFT ROAD sales between January 2010 and August 2022 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 2019 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the August 2022 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

What might 8 BEECHCROFT ROAD be worth now?

8 BEECHCROFT ROAD might now be worth an estimated £394,883.

This is based on house price deflation of 4.2%, between August 2022 and December 2024, for semi-detached houses, in the Hertsmere local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.2% deflationary decrease is applied to the most recent sale price for 8 BEECHCROFT ROAD of £412,000 on 9th August 2022. For the value to have decreased from £412,000 to £394,883 over the one year and eight months to December 2024, the following assumptions must hold true:

• The value of 8 BEECHCROFT ROAD has moved in line with the HPI for semi-detached houses in the Hertsmere local authority area.
• The August 2022 sale price of £412,000 represented a fair market value for the property.
• The size, condition, and specification of 8 BEECHCROFT ROAD has not materially changed since August 2022.

How Large is 8 BEECHCROFT ROAD?

8 BEECHCROFT ROAD is 82m² according to the EPC inspection conducted in February 2022. This puts it in the smallest 10% of semi-detached houses houses in Bushey, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Bushey, and where 8 BEECHCROFT ROAD lies on this distribution: 3% of semi-detached houses houses are smaller than 8 BEECHCROFT ROAD, and 96% of houses are larger. Note that EPC data is not available for all properties in Bushey.

8 BEECHCROFT ROAD: Plot and Title Map

8 BEECHCROFT ROAD sits on a plot of roughly 0.066 of an acre, or 266m². The below map shows the location of 8 BEECHCROFT 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 8 BEECHCROFT 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 8 BEECHCROFT ROAD?

8 BEECHCROFT ROAD is located in BUSHEY, in the WD23 postcode district. The below map shows the position of No. 8 on BEECHCROFT ROAD.