26, BLACKSMITHS LANE, RAINHAM, RM13 7AD - £437,500

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

26 BLACKSMITHS LANE is a small extended detached house of 121m², built sometime between 1930 and 1949. It was last sold for £437,500 in April 2019, which was around 36% below the average April 2019 detached price in the Havering local authority area. The most recent EPC inspection was December 2015, where the current energy rating was F, and the potential energy rating was D.

26 BLACKSMITHS LANE Sold Prices

Land registry data shows three sales for 26 BLACKSMITHS LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Havering local authority area for the corresponding sale date. All of the three 26 BLACKSMITHS LANE 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
2019 5 APR	£437,500	£684,333	36% below HPI
2016 22 JUL	£387,500	£652,964	41% below HPI
2006 21 APR	£240,000	£374,347	36% below HPI

26 BLACKSMITHS LANE 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 three 26 BLACKSMITHS LANE sales between April 2006 and April 2019 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 2016 sale was for 41% below the HPI. So the extrapolation line tracks at 41% below the HPI over time, until the April 2019 sale, where it rises to 36% below the HPI. The line then continues to track at 36% below the HPI.

How Large is 26 BLACKSMITHS LANE?

26 BLACKSMITHS LANE is 121m², which includes one extension, according to the EPC inspection conducted in December 2015. This puts it in the smallest 40% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 26 BLACKSMITHS LANE lies on this distribution: 35% of detached houses are smaller than 26 BLACKSMITHS LANE, and 65% of houses are larger. Note that EPC data is not available for all properties in London.

26 BLACKSMITHS LANE: Plot and Title Map

26 BLACKSMITHS LANE sits on a plot of roughly 0.175 of an acre, or 707m². The below map shows the location of 26 BLACKSMITHS LANE, 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 26 BLACKSMITHS LANE). 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 26 BLACKSMITHS LANE?

26 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 26 on BLACKSMITHS LANE.