2, BERWICK ROAD, RAINHAM, RM13 9QU - £508,500

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

2 BERWICK ROAD is a large extended detached house of 131m², built sometime between 1950 and 1966, which could now be worth an estimated £552,166. It was last sold for £508,500 in September 2021, which was around 31% below the average September 2021 detached price in the Havering local authority area. The most recent EPC inspection was October 2020, where the current energy rating was D, and the potential energy rating was C.

2 BERWICK ROAD Sold Prices

Land registry data shows two sales for 2 BERWICK ROAD 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 2 BERWICK 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
2021 23 SEP	£508,500	£732,308	31% below HPI
2005 13 JAN	£220,000	£365,957	40% below HPI

2 BERWICK 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 two 2 BERWICK ROAD sales from January 2005 and September 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 2005 sale was for 40% below the HPI. So the extrapolation line tracks at 40% below the HPI over time, until the September 2021 sale, where it rises to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might 2 BERWICK ROAD be worth now?

2 BERWICK ROAD might now be worth an estimated £552,166.

This is based on house price inflation of 8.6%, between September 2021 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 8.6% inflationary increase is applied to the most recent sale price for 2 BERWICK ROAD of £508,500 on 23rd September 2021. For the value to have increased from £508,500 to £552,166 over the two years and nine months to December 2024, the following assumptions must hold true:

• The value of 2 BERWICK ROAD has moved in line with the HPI for detached houses in the Havering local authority area.
• The September 2021 sale price of £508,500 represented a fair market value for the property.
• The size, condition, and specification of 2 BERWICK ROAD has not materially changed since September 2021.

How Large is 2 BERWICK ROAD?

2 BERWICK ROAD is 131m², which includes one extension, according to the EPC inspection conducted in October 2020. This puts it in the largest 30% of detached houses houses in Rainham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Rainham, and where 2 BERWICK ROAD lies on this distribution: 73% of detached houses houses are smaller than 2 BERWICK ROAD, and 27% of houses are larger. Note that EPC data is not available for all properties in Rainham.

2 BERWICK ROAD: Plot and Title Map

2 BERWICK ROAD sits on a plot of roughly 0.104 of an acre, or 422m². The below map shows the location of 2 BERWICK 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 2 BERWICK 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 2 BERWICK ROAD?

2 BERWICK ROAD is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 2 on BERWICK ROAD.