CROSSOAK, SHOOTERSWAY, BERKHAMSTED, HP4 3NJ - £1,180,000

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

CROSSOAK is a large extended detached house of 218m², built sometime from 2007 onwards, which could now be worth an estimated £1,780,513. It was last sold for £1,180,000 in September 2014, which was around 93% above the average September 2014 detached price in the Dacorum local authority area. The most recent EPC inspection was February 2014, where the current energy rating was C, and the potential energy rating was B.

CROSSOAK Sold Prices

Land registry data shows two sales for CROSSOAK since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Dacorum local authority area for the corresponding sale date. Both of the two CROSSOAK 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
2014 1 SEP	£1,180,000	£610,378	93% above HPI
2007 5 APR	£860,000	£462,918	86% above HPI

CROSSOAK Price Paid vs. HPI Average

The below graph shows the average detached house price in the Dacorum local authority area over time, sourced from the HPI. The two CROSSOAK sales from April 2007 and September 2014 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 April 2007 sale was for 86% above the HPI. So the extrapolation line tracks at 86% above the HPI over time, until the September 2014 sale, where it rises to 93% above the HPI. The line then continues to track at 93% above the HPI.

What might CROSSOAK be worth now?

CROSSOAK might now be worth an estimated £1,780,513.

This is based on house price inflation of 50.9%, between September 2014 and February 2025, for detached houses, in the Dacorum local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 50.9% inflationary increase is applied to the most recent sale price for CROSSOAK of £1,180,000 on 1st September 2014. For the value to have increased from £1,180,000 to £1,780,513 over the eleven years and seven months to February 2025, the following assumptions must hold true:

• The value of CROSSOAK has moved in line with the HPI for detached houses in the Dacorum local authority area.
• The September 2014 sale price of £1,180,000 represented a fair market value for the property.
• The size, condition, and specification of CROSSOAK has not materially changed since September 2014.

How Large is CROSSOAK?

CROSSOAK is 218m², which includes two extensions, according to the EPC inspection conducted in February 2014. This puts it in the largest 30% of detached houses houses in Berkhamsted, based on EPC data. The below chart shows the distribution of detached houses houses by size in Berkhamsted, and where CROSSOAK lies on this distribution: 78% of detached houses houses are smaller than CROSSOAK, and 22% of houses are larger. Note that EPC data is not available for all properties in Berkhamsted.

CROSSOAK: Plot and Title Map

CROSSOAK sits on a plot of roughly 0.361 of an acre, or 1,461m². The below map shows the location of CROSSOAK, 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 CROSSOAK). 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 CROSSOAK?

CROSSOAK is located on SHOOTERSWAY in BERKHAMSTED, in the HP4 postcode district. The below map shows the position of CROSSOAK on SHOOTERSWAY.