22, HASTINGS ROAD, ROMFORD, RM2 5SR - £485,000

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

22 HASTINGS ROAD is a small extended detached house of 94m², built sometime between 1900 and 1929. It was last sold for £485,000 in June 2022, which was around 38% below the average June 2022 detached price in the Havering local authority area. The most recent EPC inspection was September 2021, where the current energy rating was D, and the potential energy rating was B.

22 HASTINGS ROAD Sold Prices

Land registry data shows two sales for 22 HASTINGS 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 22 HASTINGS 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
2022 15 JUN	£485,000	£781,440	38% below HPI
2001 15 OCT	£174,995	£259,841	33% below HPI

22 HASTINGS 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 22 HASTINGS ROAD sales from October 2001 and June 2022 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 October 2001 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the June 2022 sale, where it falls to 38% below the HPI. The line then continues to track at 38% below the HPI.

What might 22 HASTINGS ROAD be worth now?

22 HASTINGS ROAD might now be worth an estimated £493,536.

This is based on house price inflation of 1.8%, between June 2022 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 1.8% inflationary increase is applied to the most recent sale price for 22 HASTINGS ROAD of £485,000 on 15th June 2022. For the value to have increased from £485,000 to £493,536 over the one year and six months to December 2024, the following assumptions must hold true:

• The value of 22 HASTINGS ROAD has moved in line with the HPI for detached houses in the Havering local authority area.
• The June 2022 sale price of £485,000 represented a fair market value for the property.
• The size, condition, and specification of 22 HASTINGS ROAD has not materially changed since June 2022.

How Large is 22 HASTINGS ROAD?

22 HASTINGS ROAD is 94m², which includes one extension, according to the EPC inspection conducted in September 2021. 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 22 HASTINGS ROAD lies on this distribution: 24% of detached houses houses are smaller than 22 HASTINGS ROAD, and 75% of houses are larger. Note that EPC data is not available for all properties in Romford.

22 HASTINGS ROAD: Plot and Title Map

22 HASTINGS ROAD sits on a plot of roughly 0.098 of an acre, or 398m². The below map shows the location of 22 HASTINGS 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 22 HASTINGS 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 22 HASTINGS ROAD?

22 HASTINGS ROAD is located in ROMFORD, in the RM2 postcode district. The below map shows the position of No. 22 on HASTINGS ROAD.