13, BLACKSMITHS LANE, RAINHAM, RM13 7AD - £455,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

13 BLACKSMITHS LANE is a small detached house of 119m², built sometime between 1930 and 1949. It was last sold for £455,000 in July 2018, which was around 36% below the average July 2018 detached price in the Havering local authority area. The most recent EPC inspection was April 2023, where the current energy rating was D, and the potential energy rating was B.

13 BLACKSMITHS LANE Sold Prices

Land registry data shows two sales for 13 BLACKSMITHS LANE 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 13 BLACKSMITHS LANE 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
2018 6 JUL	£455,000	£708,815	36% below HPI
1997 23 APR	£87,000	£144,906	40% below HPI

13 BLACKSMITHS LANE 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 13 BLACKSMITHS LANE sales from April 1997 and July 2018 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 40% below the HPI. So the extrapolation line tracks at 40% below the HPI over time, until the July 2018 sale, where it rises to 36% below the HPI. The line then continues to track at 36% below the HPI.

How Large is 13 BLACKSMITHS LANE?

13 BLACKSMITHS LANE is 119m² according to the EPC inspection conducted in April 2023. This puts it in the smallest 40% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 13 BLACKSMITHS LANE lies on this distribution: 33% of detached houses are smaller than 13 BLACKSMITHS LANE, and 66% of houses are larger. Note that EPC data is not available for all properties in London.

13 BLACKSMITHS LANE: Plot and Title Map

13 BLACKSMITHS LANE sits on a plot of roughly 0.093 of an acre, or 377m². The below map shows the location of 13 BLACKSMITHS LANE, 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 13 BLACKSMITHS LANE). 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 13 BLACKSMITHS LANE?

13 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 13 on BLACKSMITHS LANE.