28, BLACKSMITHS LANE, RAINHAM, RM13 7AD - £365,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

28 BLACKSMITHS LANE is a midsized extended detached house of 145m², built sometime between 1930 and 1949. It was last sold for £365,000 in August 2014, which was around 27% below the average August 2014 detached price in the Havering local authority area. The most recent EPC inspection was July 2009, where the current energy rating was E, and the potential energy rating was D.

28 BLACKSMITHS LANE Sold Prices

Land registry data shows three sales for 28 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 28 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
2014 11 AUG	£365,000	£502,761	27% below HPI
2009 27 NOV	£320,000	£389,699	18% below HPI
1998 26 JUN	£128,000	£169,627	25% below HPI

28 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 28 BLACKSMITHS LANE sales between June 1998 and August 2014 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 November 2009 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the August 2014 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

How Large is 28 BLACKSMITHS LANE?

28 BLACKSMITHS LANE is 145m², which includes two extensions, according to the EPC inspection conducted in July 2009. This puts it in the largest 50% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 28 BLACKSMITHS LANE lies on this distribution: 51% of detached houses are smaller than 28 BLACKSMITHS LANE, and 49% of houses are larger. Note that EPC data is not available for all properties in London.

28 BLACKSMITHS LANE: Plot and Title Map

28 BLACKSMITHS LANE sits on a plot of roughly 0.229 of an acre, or 929m². The below map shows the location of 28 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 28 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 28 BLACKSMITHS LANE?

28 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 28 on BLACKSMITHS LANE.