THE COACH HOUSE, BUTCHERS LANE, HITCHIN, SG4 9EY - £400,000

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 COACH HOUSE is a small detached house of 99m², built sometime before 1900. It was last sold for £400,000 in December 2016, which was around 39% below the average December 2016 detached price in the North Hertfordshire local authority area. The most recent EPC inspection was July 2012, where the current energy rating was F, and the potential energy rating was C.

THE COACH HOUSE Sold Prices

Land registry data shows five sales for THE COACH HOUSE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the North Hertfordshire local authority area for the corresponding sale date. Most of the five THE COACH HOUSE 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
2016 16 DEC	£400,000	£654,059	39% below HPI
2016 24 MAR	£341,000	£604,641	44% below HPI
2012 26 OCT	£250,000	£445,718	44% below HPI
2002 9 JUL	£188,500	£284,410	34% below HPI
1999 29 JUL	£232,000	£184,883	25% above HPI

THE COACH HOUSE 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 five THE COACH HOUSE sales between July 1999 and December 2016 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 March 2016 sale was for 44% below the HPI. So the extrapolation line tracks at 44% below the HPI over time, until the December 2016 sale, where it rises to 39% below the HPI. The line then continues to track at 39% below the HPI.

What might THE COACH HOUSE be worth now?

THE COACH HOUSE might now be worth an estimated £484,430.

This is based on house price inflation of 21.1%, between December 2016 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 21.1% inflationary increase is applied to the most recent sale price for THE COACH HOUSE of £400,000 on 16th December 2016. For the value to have increased from £400,000 to £484,430 over the eight years to December 2024, the following assumptions must hold true:

• The value of THE COACH HOUSE has moved in line with the HPI for detached houses in the North Hertfordshire local authority area.
• The December 2016 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of THE COACH HOUSE has not materially changed since December 2016.

How Large is THE COACH HOUSE?

THE COACH HOUSE is 99m² according to the EPC inspection conducted in July 2012. This puts it in the smallest 30% 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 COACH HOUSE lies on this distribution: 22% of detached houses houses are smaller than THE COACH HOUSE, and 77% of houses are larger. Note that EPC data is not available for all properties in Hitchin.

THE COACH HOUSE: Plot and Title Map

THE COACH HOUSE sits on a plot of roughly 0.020 of an acre, or 79m². The below map shows the location of THE COACH HOUSE, 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 COACH HOUSE). 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 COACH HOUSE?

THE COACH HOUSE is located on BUTCHERS LANE in HITCHIN, in the SG4 postcode district. The below map shows the position of THE COACH HOUSE on BUTCHERS LANE.