11, WOODLANDS AVENUE, HORNCHURCH, RM11 2QT - £1,350,000

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

11 WOODLANDS AVENUE is a very large extended detached house of 250m², built sometime between 1950 and 1966, which could now be worth an estimated £1,565,902. It was last sold for £1,350,000 in October 2017, which was around 97% above the average October 2017 detached price in the Havering local authority area. The most recent EPC inspection was September 2017, where the current energy rating was E, and the potential energy rating was C.

11 WOODLANDS AVENUE Sold Prices

Land registry data shows two sales for 11 WOODLANDS AVENUE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Havering local authority area for the corresponding sale date. Both of the two 11 WOODLANDS AVENUE 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
2017 18 OCT	£1,350,000	£685,554	97% above HPI
1997 10 APR	£500,000	£143,379	249% above HPI

11 WOODLANDS AVENUE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Havering local authority area over time, sourced from the HPI. The two 11 WOODLANDS AVENUE sales from April 1997 and October 2017 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 April 1997 sale was for 249% above the HPI. So the extrapolation line tracks at 249% above the HPI over time, until the October 2017 sale, where it falls to 97% above the HPI. The line then continues to track at 97% above the HPI.

What might 11 WOODLANDS AVENUE be worth now?

11 WOODLANDS AVENUE might now be worth an estimated £1,565,902.

This is based on house price inflation of 16%, between October 2017 and December 2024, for detached houses, in the Havering local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16% inflationary increase is applied to the most recent sale price for 11 WOODLANDS AVENUE of £1,350,000 on 18th October 2017. For the value to have increased from £1,350,000 to £1,565,902 over the six years and ten months to December 2024, the following assumptions must hold true:

• The value of 11 WOODLANDS AVENUE has moved in line with the HPI for detached houses in the Havering local authority area.
• The October 2017 sale price of £1,350,000 represented a fair market value for the property.
• The size, condition, and specification of 11 WOODLANDS AVENUE has not materially changed since October 2017.

How Large is 11 WOODLANDS AVENUE?

11 WOODLANDS AVENUE is 250m², which includes two extensions, according to the EPC inspection conducted in September 2017. This puts it in the largest 20% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 11 WOODLANDS AVENUE lies on this distribution: 85% of detached houses houses are smaller than 11 WOODLANDS AVENUE, and 15% of houses are larger. Note that EPC data is not available for all properties in London.

11 WOODLANDS AVENUE: Plot and Title Map

11 WOODLANDS AVENUE sits on a plot of roughly 0.513 of an acre, or 2,077m². The below map shows the location of 11 WOODLANDS AVENUE, 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 11 WOODLANDS AVENUE). 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 11 WOODLANDS AVENUE?

11 WOODLANDS AVENUE is located in HORNCHURCH, in the RM11 postcode district. The below map shows the position of No. 11 on WOODLANDS AVENUE.