12, WILLOW TREE CLOSE, ABRIDGE, ROMFORD, RM4 1BL - £502,000

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

12 WILLOW TREE CLOSE is a small detached house of 101m², built sometime between 1996 and 2002, which could now be worth an estimated £565,870. It was last sold for £502,000 in June 2021, which was around 46% below the average June 2021 detached price in the Epping Forest local authority area. The most recent EPC inspection was September 2020, where the current energy rating was D, and the potential energy rating was C.

12 WILLOW TREE CLOSE Sold Prices

Land registry data shows five sales for 12 WILLOW TREE CLOSE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the five 12 WILLOW TREE CLOSE 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
2021 18 JUN	£502,000	£921,657	46% below HPI
2016 5 JAN	£455,000	£815,042	44% below HPI
2010 1 APR	£420,000	£573,724	27% below HPI
2002 20 DEC	£338,000	£430,059	21% below HPI
2001 28 AUG	£250,000	£342,150	27% below HPI

12 WILLOW TREE CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The five 12 WILLOW TREE CLOSE sales between August 2001 and June 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 January 2016 sale was for 44% below the HPI. So the extrapolation line tracks at 44% below the HPI over time, until the June 2021 sale, where it falls to 46% below the HPI. The line then continues to track at 46% below the HPI.

What might 12 WILLOW TREE CLOSE be worth now?

12 WILLOW TREE CLOSE might now be worth an estimated £565,870.

This is based on house price inflation of 12.7%, between June 2021 and February 2025, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 12.7% inflationary increase is applied to the most recent sale price for 12 WILLOW TREE CLOSE of £502,000 on 18th June 2021. For the value to have increased from £502,000 to £565,870 over the four years and four months to February 2025, the following assumptions must hold true:

• The value of 12 WILLOW TREE CLOSE has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The June 2021 sale price of £502,000 represented a fair market value for the property.
• The size, condition, and specification of 12 WILLOW TREE CLOSE has not materially changed since June 2021.

How Large is 12 WILLOW TREE CLOSE?

12 WILLOW TREE CLOSE is 101m² according to the EPC inspection conducted in September 2020. This puts it in the smallest 30% of detached houses houses in Abridge, based on EPC data. The below chart shows the distribution of detached houses houses by size in Abridge, and where 12 WILLOW TREE CLOSE lies on this distribution: 29% of detached houses houses are smaller than 12 WILLOW TREE CLOSE, and 71% of houses are larger. Note that EPC data is not available for all properties in Abridge.

12 WILLOW TREE CLOSE: Plot and Title Map

12 WILLOW TREE CLOSE sits on a plot of roughly 0.051 of an acre, or 206m². The below map shows the location of 12 WILLOW TREE CLOSE, 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 WILLOW TREE CLOSE). 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 WILLOW TREE CLOSE?

12 WILLOW TREE CLOSE is located in ABRIDGE, in the RM4 postcode district. The below map shows the position of No. 12 on WILLOW TREE CLOSE.