PENDEN, OAKHURST AVENUE, HARPENDEN, AL5 2ND - £1,500,000

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

PENDEN is a very large extended detached house of 290m², built sometime between 1983 and 1990, which could now be worth an estimated £2,696,683. It was last sold for £1,500,000 in September 2010, which was around 117% above the average September 2010 detached price in the St Albans local authority area. The most recent EPC inspection was May 2010, where the current energy rating was C, and the potential energy rating was C.

PENDEN Sold Prices

Land registry data shows two sales for PENDEN since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the St Albans local authority area for the corresponding sale date. Both of the two PENDEN 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
2010 3 SEP	£1,500,000	£692,256	117% above HPI
1996 10 DEC	£445,000	£202,487	120% above HPI

PENDEN Price Paid vs. HPI Average

The below graph shows the average detached house price in the St Albans local authority area over time, sourced from the HPI. The two PENDEN sales from December 1996 and September 2010 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 December 1996 sale was for 120% above the HPI. So the extrapolation line tracks at 120% above the HPI over time, until the September 2010 sale, where it falls to 117% above the HPI. The line then continues to track at 117% above the HPI.

What might PENDEN be worth now?

PENDEN might now be worth an estimated £2,696,683.

This is based on house price inflation of 79.8%, between September 2010 and December 2024, for detached houses, in the St Albans local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 79.8% inflationary increase is applied to the most recent sale price for PENDEN of £1,500,000 on 3rd September 2010. For the value to have increased from £1,500,000 to £2,696,683 over the thirteen years and nine months to December 2024, the following assumptions must hold true:

• The value of PENDEN has moved in line with the HPI for detached houses in the St Albans local authority area.
• The September 2010 sale price of £1,500,000 represented a fair market value for the property.
• The size, condition, and specification of PENDEN has not materially changed since September 2010.

How Large is PENDEN?

PENDEN is 290m², which includes one extension, according to the EPC inspection conducted in May 2010. This puts it in the largest 20% of detached houses houses in Harpenden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Harpenden, and where PENDEN lies on this distribution: 88% of detached houses houses are smaller than PENDEN, and 12% of houses are larger. Note that EPC data is not available for all properties in Harpenden.

PENDEN: Plot and Title Map

PENDEN sits on a plot of roughly 0.254 of an acre, or 1,027m². The below map shows the location of PENDEN, 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 PENDEN). 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 PENDEN?

PENDEN is located on OAKHURST AVENUE in HARPENDEN, in the AL5 postcode district. The below map shows the position of PENDEN on OAKHURST AVENUE.