2, WITHAM ROAD, ROMFORD, RM2 5XB - £550,000

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 WITHAM ROAD is a small detached house of 93m², built sometime between 1930 and 1949. It was last sold for £550,000 in August 2023, which was around 30% below the average August 2023 detached price in the Havering local authority area. The most recent EPC inspection was July 2023, where the current energy rating was D, and the potential energy rating was B.

2 WITHAM ROAD Sold Prices

Land registry data shows two sales for 2 WITHAM 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 WITHAM 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
2023 18 AUG	£550,000	£789,903	30% below HPI
2012 10 DEC	£240,000	£418,907	43% below HPI

2 WITHAM 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 WITHAM ROAD sales from December 2012 and August 2023 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 December 2012 sale was for 43% below the HPI. So the extrapolation line tracks at 43% below the HPI over time, until the August 2023 sale, where it rises to 30% below the HPI. The line then continues to track at 30% below the HPI.

What might 2 WITHAM ROAD be worth now?

2 WITHAM ROAD might now be worth an estimated £553,683.

This is based on house price inflation of 0.7%, between August 2023 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 0.7% inflationary increase is applied to the most recent sale price for 2 WITHAM ROAD of £550,000 on 18th August 2023. For the value to have increased from £550,000 to £553,683 over the eight months to December 2024, the following assumptions must hold true:

• The value of 2 WITHAM ROAD has moved in line with the HPI for detached houses in the Havering local authority area.
• The August 2023 sale price of £550,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WITHAM ROAD has not materially changed since August 2023.

How Large is 2 WITHAM ROAD?

2 WITHAM ROAD is 93m² according to the EPC inspection conducted in July 2023. This puts it in the smallest 30% 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 WITHAM ROAD lies on this distribution: 23% of detached houses houses are smaller than 2 WITHAM ROAD, and 77% of houses are larger. Note that EPC data is not available for all properties in Romford.

2 WITHAM ROAD: Plot and Title Map

2 WITHAM ROAD sits on a plot of roughly 0.088 of an acre, or 357m². The below map shows the location of 2 WITHAM 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 WITHAM 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 WITHAM ROAD?

2 WITHAM ROAD is located in ROMFORD, in the RM2 postcode district. The below map shows the position of No. 2 on WITHAM ROAD.