23, HOLDEN WAY, UPMINSTER, RM14 1BT - £778,300

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

23 HOLDEN WAY is a large extended semi-detached house of 181m², built sometime between 1930 and 1949, which could now be worth an estimated £1,562,112. It was last sold for £778,300 in November 2012, which was around 195% above the average November 2012 semi-detached price in the Havering local authority area. The most recent EPC inspection was April 2012, where the current energy rating was D, and the potential energy rating was C.

23 HOLDEN WAY Sold Prices

Land registry data shows three sales for 23 HOLDEN WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Havering local authority area for the corresponding sale date. All of the three 23 HOLDEN WAY sales were 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
2012 29 NOV	£778,300	£263,641	195% above HPI
2007 12 SEP	£675,000	£273,384	147% above HPI
2002 3 SEP	£389,995	£183,909	112% above HPI

23 HOLDEN WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Havering local authority area over time, sourced from the HPI. The three 23 HOLDEN WAY sales between September 2002 and November 2012 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 September 2007 sale was for 147% above the HPI. So the extrapolation line tracks at 147% above the HPI over time, until the November 2012 sale, where it rises to 195% above the HPI. The line then continues to track at 195% above the HPI.

What might 23 HOLDEN WAY be worth now?

23 HOLDEN WAY might now be worth an estimated £1,562,112.

This is based on house price inflation of 100.7%, between November 2012 and February 2025, for semi-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 100.7% inflationary increase is applied to the most recent sale price for 23 HOLDEN WAY of £778,300 on 29th November 2012. For the value to have increased from £778,300 to £1,562,112 over the thirteen years and nine months to February 2025, the following assumptions must hold true:

• The value of 23 HOLDEN WAY has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The November 2012 sale price of £778,300 represented a fair market value for the property.
• The size, condition, and specification of 23 HOLDEN WAY has not materially changed since November 2012.

How Large is 23 HOLDEN WAY?

23 HOLDEN WAY is 181m², which includes three extensions, according to the EPC inspection conducted in April 2012. This puts it in the largest 30% of semi-detached houses houses in Upminster, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Upminster, and where 23 HOLDEN WAY lies on this distribution: 70% of semi-detached houses houses are smaller than 23 HOLDEN WAY, and 30% of houses are larger. Note that EPC data is not available for all properties in Upminster.

23 HOLDEN WAY: Plot and Title Map

23 HOLDEN WAY sits on a plot of roughly 0.116 of an acre, or 469m². The below map shows the location of 23 HOLDEN 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 23 HOLDEN 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 23 HOLDEN WAY?

23 HOLDEN WAY is located in UPMINSTER, in the RM14 postcode district. The below map shows the position of No. 23 on HOLDEN WAY.