2 Pankridge, The Hoe, Watford, WD19 5AX

2 Pankridge is a two-bedroom detached house in Watford (WD19 5AX). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1967-1975 and council tax band D. At 107 m² this is the largest unit on EPC record across the building (82–107 m²). The building's EPC ratings span E to B across 9 units on file. The latest certificate (April 2024) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).

It hasn't traded since July 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2000–2007, sale prices on this property compounded at 11.4% per year. Today's modelled estimate of £375,000 sits 63% above the 2007 sale of £230,000. On a £-per-square-foot basis, the last sale (£200/sq ft) was about 27.3% below the postcode norm. At 107 m² it's 25.1% larger than the typical home in the postcode (86 m² median across 8 EPCs).