12, EAST ROAD, RUSH GREEN, ROMFORD, RM7 0BL - £249,995

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

12 EAST ROAD is a very small detached house of 70m², built sometime between 1930 and 1949, which could now be worth an estimated £486,877. It was last sold for £249,995 in January 2011, which was around 39% below the average January 2011 detached price in the Havering local authority area. The most recent EPC inspection was July 2010, where the current energy rating was E, and the potential energy rating was E.

12 EAST ROAD Sold Prices

Land registry data shows three sales for 12 EAST ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Havering local authority area for the corresponding sale date. All of the three 12 EAST ROAD 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
2011 7 JAN	£249,995	£408,305	39% below HPI
2006 10 APR	£245,000	£370,404	34% below HPI
1999 22 JUN	£118,000	£179,657	34% below HPI

12 EAST ROAD 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 three 12 EAST ROAD sales between June 1999 and January 2011 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 2006 sale was for 34% below the HPI. So the extrapolation line tracks at 34% below the HPI over time, until the January 2011 sale, where it falls to 39% below the HPI. The line then continues to track at 39% below the HPI.

What might 12 EAST ROAD be worth now?

12 EAST ROAD might now be worth an estimated £486,877.

This is based on house price inflation of 94.8%, between January 2011 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 94.8% inflationary increase is applied to the most recent sale price for 12 EAST ROAD of £249,995 on 7th January 2011. For the value to have increased from £249,995 to £486,877 over the twelve years and one month to December 2024, the following assumptions must hold true:

• The value of 12 EAST ROAD has moved in line with the HPI for detached houses in the Havering local authority area.
• The January 2011 sale price of £249,995 represented a fair market value for the property.
• The size, condition, and specification of 12 EAST ROAD has not materially changed since January 2011.

How Large is 12 EAST ROAD?

12 EAST ROAD is 70m² according to the EPC inspection conducted in July 2010. This puts it in the smallest 10% of detached houses houses in Romford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Romford, and where 12 EAST ROAD lies on this distribution: 6% of detached houses houses are smaller than 12 EAST ROAD, and 94% of houses are larger. Note that EPC data is not available for all properties in Romford.

12 EAST ROAD: Plot and Title Map

12 EAST ROAD sits on a plot of roughly 0.084 of an acre, or 339m². The below map shows the location of 12 EAST ROAD, 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 12 EAST ROAD). 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 12 EAST ROAD?

12 EAST ROAD is located in RUSH GREEN, in the RM7 postcode district. The below map shows the position of No. 12 on EAST ROAD.