8, THE BIRCHES, BUSHEY, WD23 4TW - £832,500

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 THE BIRCHES is a large detached house of 168m², built sometime between 1991 and 1995, which could now be worth an estimated £1,105,729. It was last sold for £832,500 in February 2015, which was around 4% below the average February 2015 detached price in the Hertsmere local authority area. The most recent EPC inspection was November 2014, where the current energy rating was D, and the potential energy rating was C.

8 THE BIRCHES Sold Prices

Land registry data shows four sales for 8 THE BIRCHES since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Hertsmere local authority area for the corresponding sale date. two of the four 8 THE BIRCHES sales were for below the average price, and four 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
2015 10 FEB	£832,500	£864,205	4% below HPI
2006 17 JAN	£525,000	£537,574	2% below HPI
1999 22 DEC	£370,000	£314,511	18% above HPI
1995 23 MAR	£230,000	£179,821	28% above HPI

8 THE BIRCHES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Hertsmere local authority area over time, sourced from the HPI. The four 8 THE BIRCHES sales between March 1995 and February 2015 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 January 2006 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the February 2015 sale, where it falls to 4% below the HPI. The line then continues to track at 4% below the HPI.

What might 8 THE BIRCHES be worth now?

8 THE BIRCHES might now be worth an estimated £1,105,729.

This is based on house price inflation of 32.8%, between February 2015 and December 2024, for 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 32.8% inflationary increase is applied to the most recent sale price for 8 THE BIRCHES of £832,500 on 10th February 2015. For the value to have increased from £832,500 to £1,105,729 over the eight years and two months to December 2024, the following assumptions must hold true:

• The value of 8 THE BIRCHES has moved in line with the HPI for detached houses in the Hertsmere local authority area.
• The February 2015 sale price of £832,500 represented a fair market value for the property.
• The size, condition, and specification of 8 THE BIRCHES has not materially changed since February 2015.

How Large is 8 THE BIRCHES?

8 THE BIRCHES is 168m² according to the EPC inspection conducted in November 2014. This puts it in the largest 40% of detached houses houses in Bushey, based on EPC data. The below chart shows the distribution of detached houses houses by size in Bushey, and where 8 THE BIRCHES lies on this distribution: 61% of detached houses houses are smaller than 8 THE BIRCHES, and 38% of houses are larger. Note that EPC data is not available for all properties in Bushey.

8 THE BIRCHES: Plot and Title Map

8 THE BIRCHES sits on a plot of roughly 0.083 of an acre, or 334m². The below map shows the location of 8 THE BIRCHES, 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 THE BIRCHES). 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 THE BIRCHES?

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