THE CEDARS, STANDHILL ROAD, HITCHIN, SG4 9AF - £700,000

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

THE CEDARS is a very large extended detached house of 495m², built sometime between 1983 and 1990. It was last sold for £700,000 in November 2024, which was around 13% below the average November 2024 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was August 2015, where the current energy rating was C, and the potential energy rating was C.

THE CEDARS Sold Prices

Land registry data shows two sales for THE CEDARS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the North Hertfordshire local authority area for the corresponding sale date. One of the two THE CEDARS sales was for below the average price, whilst the other was 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
2024 8 NOV	£700,000	£800,531	13% below HPI
2017 26 JAN	£1,460,000	£652,434	124% above HPI

THE CEDARS Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Hertfordshire local authority area over time, sourced from the HPI. The two THE CEDARS sales from January 2017 and November 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 January 2017 sale was for 124% above the HPI. So the extrapolation line tracks at 124% above the HPI over time, until the November 2024 sale, where it falls to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might THE CEDARS be worth now?

THE CEDARS might now be worth an estimated £692,640.

This is based on house price deflation of 1.1%, between November 2024 and December 2024, for detached houses, in the North Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.1% deflationary decrease is applied to the most recent sale price for THE CEDARS of £700,000 on 8th November 2024. For the value to have decreased from £700,000 to £692,640 over the eleven months to December 2024, the following assumptions must hold true:

• The value of THE CEDARS has moved in line with the HPI for detached houses in the North Hertfordshire local authority area.
• The November 2024 sale price of £700,000 represented a fair market value for the property.
• The size, condition, and specification of THE CEDARS has not materially changed since November 2024.

How Large is THE CEDARS?

THE CEDARS is 495m², which includes one extension, according to the EPC inspection conducted in August 2015. This puts it in the largest 10% of detached houses houses in Hitchin, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hitchin, and where THE CEDARS lies on this distribution: More than 99% of detached houses houses are smaller than THE CEDARS, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Hitchin.

THE CEDARS: Plot and Title Map

THE CEDARS sits on a plot of roughly 0.269 of an acre, or 1,089m². The below map shows the location of THE CEDARS, 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 THE CEDARS). 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 THE CEDARS?

THE CEDARS is located on STANDHILL ROAD in HITCHIN, in the SG4 postcode district. The below map shows the position of THE CEDARS on STANDHILL ROAD.