THE VINES, NORTH DRIVE, HIGH CROSS, WARE, SG11 1AW - £400,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

THE VINES is a large extended detached house of 178m², built sometime between 1967 and 1975, which could now be worth an estimated £677,845. It was last sold for £400,000 in April 2012, which was around 21% below the average April 2012 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was June 2015, where the current energy rating was D, and the potential energy rating was C.

THE VINES Sold Prices

Land registry data shows two sales for THE VINES 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 THE VINES 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
2012 5 APR	£400,000	£504,019	21% below HPI
1996 18 NOV	£124,000	£158,664	22% below HPI

THE VINES 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 THE VINES sales from November 1996 and April 2012 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 November 1996 sale was for 22% below the HPI. So the extrapolation line tracks at 22% below the HPI over time, until the April 2012 sale, where it rises to 21% below the HPI. The line then continues to track at 21% below the HPI.

What might THE VINES be worth now?

THE VINES might now be worth an estimated £677,845.

This is based on house price inflation of 69.5%, between April 2012 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 69.5% inflationary increase is applied to the most recent sale price for THE VINES of £400,000 on 5th April 2012. For the value to have increased from £400,000 to £677,845 over the thirteen years and two months to February 2025, the following assumptions must hold true:

• The value of THE VINES has moved in line with the HPI for detached houses in the East Hertfordshire local authority area.
• The April 2012 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of THE VINES has not materially changed since April 2012.

How Large is THE VINES?

THE VINES is 178m², which includes two extensions, according to the EPC inspection conducted in June 2015. This puts it in the largest 30% of detached houses houses in High Cross, based on EPC data. The below chart shows the distribution of detached houses houses by size in High Cross, and where THE VINES lies on this distribution: 72% of detached houses houses are smaller than THE VINES, and 28% of houses are larger. Note that EPC data is not available for all properties in High Cross.

THE VINES: Plot and Title Map

THE VINES sits on a plot of roughly 0.129 of an acre, or 523m². The below map shows the location of THE VINES, 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 VINES). 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 VINES?

THE VINES is located on NORTH DRIVE in HIGH CROSS, in the SG11 postcode district. The below map shows the position of THE VINES on NORTH DRIVE.