2, PUTNEY GARDENS, CHADWELL HEATH, ROMFORD, RM6 4FF - £417,500

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 PUTNEY GARDENS is a very small extended detached house of 97m², built sometime between 1991 and 1995, which could now be worth an estimated £642,772. It was last sold for £417,500 in January 2015, which was around 41% below the average January 2015 detached price in the Redbridge local authority area. The most recent EPC inspection was August 2015, where the current energy rating was D, and the potential energy rating was B.

2 PUTNEY GARDENS Sold Prices

Land registry data shows two sales for 2 PUTNEY GARDENS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Redbridge local authority area for the corresponding sale date. Both of the two 2 PUTNEY GARDENS 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
2015 9 JAN	£417,500	£709,209	41% below HPI
1995 10 JUL	£120,000	£163,660	27% below HPI

2 PUTNEY GARDENS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Redbridge local authority area over time, sourced from the HPI. The two 2 PUTNEY GARDENS sales from July 1995 and January 2015 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 July 1995 sale was for 27% below the HPI. So the extrapolation line tracks at 27% below the HPI over time, until the January 2015 sale, where it falls to 41% below the HPI. The line then continues to track at 41% below the HPI.

What might 2 PUTNEY GARDENS be worth now?

2 PUTNEY GARDENS might now be worth an estimated £642,772.

This is based on house price inflation of 54%, between January 2015 and December 2024, for detached houses, in the Redbridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 54% inflationary increase is applied to the most recent sale price for 2 PUTNEY GARDENS of £417,500 on 9th January 2015. For the value to have increased from £417,500 to £642,772 over the eight years and one month to December 2024, the following assumptions must hold true:

• The value of 2 PUTNEY GARDENS has moved in line with the HPI for detached houses in the Redbridge local authority area.
• The January 2015 sale price of £417,500 represented a fair market value for the property.
• The size, condition, and specification of 2 PUTNEY GARDENS has not materially changed since January 2015.

How Large is 2 PUTNEY GARDENS?

2 PUTNEY GARDENS is 97m², which includes one extension, according to the EPC inspection conducted in August 2015. This puts it in the smallest 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 2 PUTNEY GARDENS lies on this distribution: 17% of detached houses houses are smaller than 2 PUTNEY GARDENS, and 82% of houses are larger. Note that EPC data is not available for all properties in London.

2 PUTNEY GARDENS: Plot and Title Map

2 PUTNEY GARDENS sits on a plot of roughly 0.068 of an acre, or 274m². The below map shows the location of 2 PUTNEY GARDENS, 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 PUTNEY GARDENS). 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 PUTNEY GARDENS?

2 PUTNEY GARDENS is located in CHADWELL HEATH, in the RM6 postcode district. The below map shows the position of No. 2 on PUTNEY GARDENS.