8, LAKE VIEW, EDGWARE, HA8 7RU - £717,500

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

8 LAKE VIEW is a very small extended semi-detached house of 127m², built sometime between 1930 and 1949, which could now be worth an estimated £1,273,953. It was last sold for £717,500 in May 2013, which was around 92% above the average May 2013 semi-detached price in the Harrow local authority area. The most recent EPC inspection was March 2012, where the current energy rating was D, and the potential energy rating was D.

8 LAKE VIEW Sold Prices

Land registry data shows two sales for 8 LAKE VIEW since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Harrow local authority area for the corresponding sale date. Both of the two 8 LAKE VIEW 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
2013 21 MAY	£717,500	£373,414	92% above HPI
2000 11 AUG	£285,000	£186,010	53% above HPI

8 LAKE VIEW Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Harrow local authority area over time, sourced from the HPI. The two 8 LAKE VIEW sales from August 2000 and May 2013 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 August 2000 sale was for 53% above the HPI. So the extrapolation line tracks at 53% above the HPI over time, until the May 2013 sale, where it rises to 92% above the HPI. The line then continues to track at 92% above the HPI.

What might 8 LAKE VIEW be worth now?

8 LAKE VIEW might now be worth an estimated £1,273,953.

This is based on house price inflation of 77.6%, between May 2013 and February 2025, for semi-detached houses, in the Harrow local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 77.6% inflationary increase is applied to the most recent sale price for 8 LAKE VIEW of £717,500 on 21st May 2013. For the value to have increased from £717,500 to £1,273,953 over the twelve years and three months to February 2025, the following assumptions must hold true:

• The value of 8 LAKE VIEW has moved in line with the HPI for semi-detached houses in the Harrow local authority area.
• The May 2013 sale price of £717,500 represented a fair market value for the property.
• The size, condition, and specification of 8 LAKE VIEW has not materially changed since May 2013.

How Large is 8 LAKE VIEW?

8 LAKE VIEW is 127m², which includes one extension, according to the EPC inspection conducted in March 2012. This puts it in the smallest 20% of semi-detached houses houses in Stanmore, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Stanmore, and where 8 LAKE VIEW lies on this distribution: 16% of semi-detached houses houses are smaller than 8 LAKE VIEW, and 84% of houses are larger. Note that EPC data is not available for all properties in Stanmore.

8 LAKE VIEW: Plot and Title Map

8 LAKE VIEW sits on a plot of roughly 0.140 of an acre, or 565m². The below map shows the location of 8 LAKE VIEW, 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 LAKE VIEW). 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 LAKE VIEW?

8 LAKE VIEW is located in EDGWARE, in the HA8 postcode district. The below map shows the position of No. 8 on LAKE VIEW.