8, THE REEDS, WELWYN GARDEN CITY, AL7 3BN - £720,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

8 THE REEDS is a small extended detached house of 112m², built sometime between 1991 and 1995. It was last sold for £720,000 in January 2022, which was around 21% below the average January 2022 detached price in the Welwyn Hatfield local authority area. The most recent EPC inspection was August 2021, where the current energy rating was D, and the potential energy rating was C.

8 THE REEDS Sold Prices

Land registry data shows two sales for 8 THE REEDS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Welwyn Hatfield local authority area for the corresponding sale date. Both of the two 8 THE REEDS 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 25 JAN	£720,000	£916,049	21% below HPI
1995 2 JUN	£130,000	£154,614	16% below HPI

8 THE REEDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Welwyn Hatfield local authority area over time, sourced from the HPI. The two 8 THE REEDS sales from June 1995 and January 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 June 1995 sale was for 16% below the HPI. So the extrapolation line tracks at 16% below the HPI over time, until the January 2022 sale, where it falls to 21% below the HPI. The line then continues to track at 21% below the HPI.

How Large is 8 THE REEDS?

8 THE REEDS is 112m², which includes one extension, according to the EPC inspection conducted in August 2021. This puts it in the smallest 40% of detached houses in Welwyn Garden City, based on EPC data. The below chart shows the distribution of detached houses by size in Welwyn Garden City, and where 8 THE REEDS lies on this distribution: 37% of detached houses are smaller than 8 THE REEDS, and 63% of houses are larger. Note that EPC data is not available for all properties in Welwyn Garden City.

8 THE REEDS: Plot and Title Map

8 THE REEDS sits on a plot of roughly 0.080 of an acre, or 324m². The below map shows the location of 8 THE REEDS, 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 REEDS). 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 REEDS?

8 THE REEDS is located in WELWYN GARDEN CITY, in the AL7 postcode district. The below map shows the position of No. 8 on THE REEDS.