WILLOW LODGE, HIGHFIELD DRIVE, BROXBOURNE, EN10 7EY - £1,287,500

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

WILLOW LODGE is a very large extended detached house of 242m², built sometime between 1983 and 1990, which could now be worth an estimated £1,449,881. It was last sold for £1,287,500 in February 2021, which was around 63% above the average February 2021 detached price in the Broxbourne local authority area. The most recent EPC inspection was September 2020, where the current energy rating was C, and the potential energy rating was C.

WILLOW LODGE Sold Prices

Land registry data shows two sales for WILLOW LODGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. Both of the two WILLOW LODGE 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
2021 23 FEB	£1,287,500	£789,386	63% above HPI
2017 5 JUL	£940,000	£718,655	31% above HPI

WILLOW LODGE 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 two WILLOW LODGE sales from July 2017 and February 2021 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 July 2017 sale was for 31% above the HPI. So the extrapolation line tracks at 31% above the HPI over time, until the February 2021 sale, where it rises to 63% above the HPI. The line then continues to track at 63% above the HPI.

What might WILLOW LODGE be worth now?

WILLOW LODGE might now be worth an estimated £1,449,881.

This is based on house price inflation of 12.6%, between February 2021 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 12.6% inflationary increase is applied to the most recent sale price for WILLOW LODGE of £1,287,500 on 23rd February 2021. For the value to have increased from £1,287,500 to £1,449,881 over the four years to February 2025, the following assumptions must hold true:

• The value of WILLOW LODGE has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The February 2021 sale price of £1,287,500 represented a fair market value for the property.
• The size, condition, and specification of WILLOW LODGE has not materially changed since February 2021.

How Large is WILLOW LODGE?

WILLOW LODGE is 242m², which includes two extensions, according to the EPC inspection conducted in September 2020. 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 WILLOW LODGE lies on this distribution: 91% of detached houses houses are smaller than WILLOW LODGE, and 9% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

WILLOW LODGE: Plot and Title Map

WILLOW LODGE sits on a plot of roughly 0.204 of an acre, or 827m². The below map shows the location of WILLOW LODGE, 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 WILLOW LODGE). 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 WILLOW LODGE?

WILLOW LODGE is located on HIGHFIELD DRIVE in BROXBOURNE, in the EN10 postcode district. The below map shows the position of WILLOW LODGE on HIGHFIELD DRIVE.