WYNCOT, CRANBOURNE DRIVE, HODDESDON, EN11 0QH - £485,000

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

WYNCOT is a midsized extended detached house of 140m², built sometime between 1950 and 1966, which could now be worth an estimated £582,457. It was last sold for £485,000 in August 2016, which was around 34% below the average August 2016 detached price in the Broxbourne local authority area. The most recent EPC inspection was March 2013, where the current energy rating was D, and the potential energy rating was B.

WYNCOT Sold Prices

Land registry data shows three sales for WYNCOT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Broxbourne local authority area for the corresponding sale date. All of the three WYNCOT 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 22 AUG	£485,000	£734,692	34% below HPI
2007 19 JAN	£400,000	£441,932	9% below HPI
2004 20 SEP	£340,000	£429,359	21% below HPI

WYNCOT 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 three WYNCOT sales between September 2004 and August 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 January 2007 sale was for 9% below the HPI. So the extrapolation line tracks at 9% below the HPI over time, until the August 2016 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

What might WYNCOT be worth now?

WYNCOT might now be worth an estimated £582,457.

This is based on house price inflation of 20.1%, between August 2016 and December 2024, 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 20.1% inflationary increase is applied to the most recent sale price for WYNCOT of £485,000 on 22nd August 2016. For the value to have increased from £485,000 to £582,457 over the seven years and eight months to December 2024, the following assumptions must hold true:

• The value of WYNCOT has moved in line with the HPI for detached houses in the Broxbourne local authority area.
• The August 2016 sale price of £485,000 represented a fair market value for the property.
• The size, condition, and specification of WYNCOT has not materially changed since August 2016.

How Large is WYNCOT?

WYNCOT is 140m², which includes one extension, according to the EPC inspection conducted in March 2013. This puts it in the largest 50% 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 WYNCOT lies on this distribution: 50% of detached houses houses are smaller than WYNCOT, and 49% of houses are larger. Note that EPC data is not available for all properties in Hoddesdon.

WYNCOT: Plot and Title Map

WYNCOT sits on a plot of roughly 0.202 of an acre, or 817m². The below map shows the location of WYNCOT, 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 WYNCOT). 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 WYNCOT?

WYNCOT is located on CRANBOURNE DRIVE in HODDESDON, in the EN11 postcode district. The below map shows the position of WYNCOT on CRANBOURNE DRIVE.