26, SPINGATE CLOSE, HORNCHURCH, RM12 6SW - £490,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

26 SPINGATE CLOSE is a large extended semi-detached house of 124m², built sometime between 1991 and 1995. It was last sold for £490,000 in January 2017, which was around 27% below the average January 2017 detached price in the Havering local authority area. The most recent EPC inspection was April 2016, where the current energy rating was D, and the potential energy rating was B.

26 SPINGATE CLOSE Sold Prices

Land registry data shows two sales for 26 SPINGATE CLOSE 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 26 SPINGATE CLOSE 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
2017 5 JAN	£490,000	£668,651	27% below HPI
1996 28 JUN	£120,000	£131,597	9% below HPI

26 SPINGATE CLOSE 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 26 SPINGATE CLOSE sales from June 1996 and January 2017 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 June 1996 sale was for 9% below the HPI. So the extrapolation line tracks at 9% below the HPI over time, until the January 2017 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

How Large is 26 SPINGATE CLOSE?

26 SPINGATE CLOSE is 124m², which includes two extensions, according to the EPC inspection conducted in April 2016. This puts it in the largest 40% of detached houses in Hornchurch, based on EPC data. The below chart shows the distribution of detached houses by size in Hornchurch, and where 26 SPINGATE CLOSE lies on this distribution: 62% of detached houses are smaller than 26 SPINGATE CLOSE, and 35% of houses are larger. Note that EPC data is not available for all properties in Hornchurch.

26 SPINGATE CLOSE: Plot and Title Map

26 SPINGATE CLOSE sits on a plot of roughly 0.069 of an acre, or 281m². The below map shows the location of 26 SPINGATE CLOSE, 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 SPINGATE CLOSE). 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 SPINGATE CLOSE?

26 SPINGATE CLOSE is located in HORNCHURCH, in the RM12 postcode district. The below map shows the position of No. 26 on SPINGATE CLOSE.