BREEZE POINT, KING EDWARD ROAD, SHENLEY, RADLETT, WD7 9BY - £1,075,000

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

BREEZE POINT is a large detached house of 160m², built sometime between 1950 and 1966, which could now be worth an estimated £1,169,722. It was last sold for £1,075,000 in June 2019, which was around 2% above the average June 2019 detached price in the Hertsmere local authority area. The most recent EPC inspection was October 2010, where the current energy rating was D, and the potential energy rating was C.

BREEZE POINT Sold Prices

Land registry data shows two sales for BREEZE POINT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Hertsmere local authority area for the corresponding sale date. Both of the two BREEZE POINT 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
2019 3 JUN	£1,075,000	£1,054,890	2% above HPI
1996 22 AUG	£203,000	£195,511	4% above HPI

BREEZE POINT 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 two BREEZE POINT sales from August 1996 and June 2019 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 1996 sale was for 4% above the HPI. So the extrapolation line tracks at 4% above the HPI over time, until the June 2019 sale, where it falls to 2% above the HPI. The line then continues to track at 2% above the HPI.

What might BREEZE POINT be worth now?

BREEZE POINT might now be worth an estimated £1,169,722.

This is based on house price inflation of 8.8%, between June 2019 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 8.8% inflationary increase is applied to the most recent sale price for BREEZE POINT of £1,075,000 on 3rd June 2019. For the value to have increased from £1,075,000 to £1,169,722 over the four years and six months to December 2024, the following assumptions must hold true:

• The value of BREEZE POINT has moved in line with the HPI for detached houses in the Hertsmere local authority area.
• The June 2019 sale price of £1,075,000 represented a fair market value for the property.
• The size, condition, and specification of BREEZE POINT has not materially changed since June 2019.

How Large is BREEZE POINT?

BREEZE POINT is 160m² according to the EPC inspection conducted in October 2010. This puts it in the largest 30% of detached houses houses in Shenley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Shenley, and where BREEZE POINT lies on this distribution: 75% of detached houses houses are smaller than BREEZE POINT, and 25% of houses are larger. Note that EPC data is not available for all properties in Shenley.

BREEZE POINT: Plot and Title Map

BREEZE POINT sits on a plot of roughly 0.127 of an acre, or 515m². The below map shows the location of BREEZE POINT, 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 BREEZE POINT). 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 BREEZE POINT?

BREEZE POINT is located on KING EDWARD ROAD in SHENLEY, in the WD7 postcode district. The below map shows the position of BREEZE POINT on KING EDWARD ROAD.