TANGLEWOOD, HADHAM CROSS, MUCH HADHAM, SG10 6AL - £705,000

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

TANGLEWOOD is a very small extended detached house of 122m², built sometime between 1976 and 1982, which could now be worth an estimated £719,548. It was last sold for £705,000 in August 2024, which was around 16% below the average August 2024 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was June 2023, where the current energy rating was C, and the potential energy rating was B.

TANGLEWOOD Sold Prices

Land registry data shows two sales for TANGLEWOOD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Hertfordshire local authority area for the corresponding sale date. Both of the two TANGLEWOOD 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
2024 5 AUG	£705,000	£836,848	16% below HPI
2008 28 APR	£410,000	£496,324	17% below HPI

TANGLEWOOD Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Hertfordshire local authority area over time, sourced from the HPI. The two TANGLEWOOD sales from April 2008 and August 2024 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 2008 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the August 2024 sale, where it rises to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might TANGLEWOOD be worth now?

TANGLEWOOD might now be worth an estimated £719,548.

This is based on house price inflation of 2.1%, between August 2024 and February 2025, for detached houses, in the East Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.1% inflationary increase is applied to the most recent sale price for TANGLEWOOD of £705,000 on 5th August 2024. For the value to have increased from £705,000 to £719,548 over the one year and six months to February 2025, the following assumptions must hold true:

• The value of TANGLEWOOD has moved in line with the HPI for detached houses in the East Hertfordshire local authority area.
• The August 2024 sale price of £705,000 represented a fair market value for the property.
• The size, condition, and specification of TANGLEWOOD has not materially changed since August 2024.

How Large is TANGLEWOOD?

TANGLEWOOD is 122m², which includes two extensions, according to the EPC inspection conducted in June 2023. This puts it in the smallest 20% of detached houses houses in Hadham Cross, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hadham Cross, and where TANGLEWOOD lies on this distribution: 14% of detached houses houses are smaller than TANGLEWOOD, and 86% of houses are larger. Note that EPC data is not available for all properties in Hadham Cross.

TANGLEWOOD: Plot and Title Map

TANGLEWOOD sits on a plot of roughly 0.143 of an acre, or 579m². The below map shows the location of TANGLEWOOD, 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 TANGLEWOOD). 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 TANGLEWOOD?

TANGLEWOOD is located on HADHAM CROSS in MUCH HADHAM, in the SG10 postcode district. The below map shows the position of TANGLEWOOD on HADHAM CROSS.