2, WALDEN WAY, HORNCHURCH, RM11 2LB - £405,000

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

2 WALDEN WAY is a very large detached house of 345m². It was last sold for £405,000 in January 2014, which was around 9% below the average January 2014 detached price in the Havering local authority area. The most recent EPC inspection was April 2017, where the current energy rating was B, and the potential energy rating was B.

2 WALDEN WAY Sold Prices

Land registry data shows two sales for 2 WALDEN WAY 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. One of the two 2 WALDEN WAY sales was for below the average price, whilst the other was for above 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
2014 23 JAN	£405,000	£444,656	9% below HPI
1998 3 AUG	£210,000	£170,254	23% above HPI

2 WALDEN WAY 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 WALDEN WAY sales from August 1998 and January 2014 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 August 1998 sale was for 23% above the HPI. So the extrapolation line tracks at 23% above the HPI over time, until the January 2014 sale, where it falls to 9% below the HPI. The line then continues to track at 9% below the HPI.

What might 2 WALDEN WAY be worth now?

2 WALDEN WAY might now be worth an estimated £724,275.

This is based on house price inflation of 78.8%, between January 2014 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 78.8% inflationary increase is applied to the most recent sale price for 2 WALDEN WAY of £405,000 on 23rd January 2014. For the value to have increased from £405,000 to £724,275 over the nine years and one month to December 2024, the following assumptions must hold true:

• The value of 2 WALDEN WAY has moved in line with the HPI for detached houses in the Havering local authority area.
• The January 2014 sale price of £405,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WALDEN WAY has not materially changed since January 2014.

How Large is 2 WALDEN WAY?

2 WALDEN WAY is 345m² according to the EPC inspection conducted in April 2017. This puts it in the largest 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 2 WALDEN WAY lies on this distribution: 99% of detached houses houses are smaller than 2 WALDEN WAY, and 1% of houses are larger. Note that EPC data is not available for all properties in Romford.

2 WALDEN WAY: Plot and Title Map

2 WALDEN WAY sits on a plot of roughly 0.202 of an acre, or 819m². The below map shows the location of 2 WALDEN WAY, 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 WALDEN WAY). 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 WALDEN WAY?

2 WALDEN WAY is located in HORNCHURCH, in the RM11 postcode district. The below map shows the position of No. 2 on WALDEN WAY.