PULHAMS, STATION ROAD, BROXBOURNE, EN10 7AN - £1,050,000

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

PULHAMS is a very large detached house of 235m², built sometime between 1983 and 1990, which could now be worth an estimated £1,225,338. It was last sold for £1,050,000 in February 2017, which was around 38% above the average February 2017 detached price in the Broxbourne local authority area. The most recent EPC inspection was July 2012, where the current energy rating was D, and the potential energy rating was B.

PULHAMS Sold Prices

Land registry data shows four sales for PULHAMS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. All of the four PULHAMS 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
2017 14 FEB	£1,050,000	£761,742	38% above HPI
2012 4 MAY	£670,000	£488,875	37% above HPI
2002 16 JAN	£400,000	£317,298	26% above HPI
1998 28 MAY	£249,995	£191,460	31% above HPI

PULHAMS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Broxbourne local authority area over time, sourced from the HPI. The four PULHAMS sales between May 1998 and February 2017 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 May 2012 sale was for 37% above the HPI. So the extrapolation line tracks at 37% above the HPI over time, until the February 2017 sale, where it rises to 38% above the HPI. The line then continues to track at 38% above the HPI.

What might PULHAMS be worth now?

PULHAMS might now be worth an estimated £1,225,338.

This is based on house price inflation of 16.7%, between February 2017 and February 2025, for detached houses, in the Broxbourne local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16.7% inflationary increase is applied to the most recent sale price for PULHAMS of £1,050,000 on 14th February 2017. For the value to have increased from £1,050,000 to £1,225,338 over the eight years to February 2025, the following assumptions must hold true:

• The value of PULHAMS has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The February 2017 sale price of £1,050,000 represented a fair market value for the property.
• The size, condition, and specification of PULHAMS has not materially changed since February 2017.

How Large is PULHAMS?

PULHAMS is 235m² according to the EPC inspection conducted in July 2012. This puts it in the largest 10% of detached houses houses in Hoddesdon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hoddesdon, and where PULHAMS lies on this distribution: 90% of detached houses houses are smaller than PULHAMS, and 10% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

PULHAMS: Plot and Title Map

PULHAMS sits on a plot of roughly 0.222 of an acre, or 898m². The below map shows the location of PULHAMS, 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 PULHAMS). 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 PULHAMS?

PULHAMS is located on STATION ROAD in BROXBOURNE, in the EN10 postcode district. The below map shows the position of PULHAMS on STATION ROAD.