32, CROW LANE, ROMFORD, RM7 0EL - £335,000

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

32 CROW LANE is a large extended detached house of 152m², built sometime between 1996 and 2002, which could now be worth an estimated £645,219. It was last sold for £335,000 in January 2013, which was around 19% below the average January 2013 detached price in the Havering local authority area. The most recent EPC inspection was June 2019, where the current energy rating was C, and the potential energy rating was B.

32 CROW LANE Sold Prices

Land registry data shows two sales for 32 CROW LANE 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 32 CROW 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
2013 14 JAN	£335,000	£412,867	19% below HPI
2007 26 OCT	£220,000	£433,670	49% below HPI

32 CROW 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 two 32 CROW LANE sales from October 2007 and January 2013 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 2007 sale was for 49% below the HPI. So the extrapolation line tracks at 49% below the HPI over time, until the January 2013 sale, where it rises to 19% below the HPI. The line then continues to track at 19% below the HPI.

What might 32 CROW LANE be worth now?

32 CROW LANE might now be worth an estimated £645,219.

This is based on house price inflation of 92.6%, between January 2013 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 92.6% inflationary increase is applied to the most recent sale price for 32 CROW LANE of £335,000 on 14th January 2013. For the value to have increased from £335,000 to £645,219 over the ten years and one month to December 2024, the following assumptions must hold true:

• The value of 32 CROW LANE has moved in line with the HPI for detached houses in the Havering local authority area.
• The January 2013 sale price of £335,000 represented a fair market value for the property.
• The size, condition, and specification of 32 CROW LANE has not materially changed since January 2013.

How Large is 32 CROW LANE?

32 CROW LANE is 152m², which includes two extensions, according to the EPC inspection conducted in June 2019. This puts it in the largest 40% 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 32 CROW LANE lies on this distribution: 69% of detached houses houses are smaller than 32 CROW LANE, and 30% of houses are larger. Note that EPC data is not available for all properties in Romford.

32 CROW LANE: Plot and Title Map

32 CROW LANE sits on a plot of roughly 0.141 of an acre, or 571m². The below map shows the location of 32 CROW 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 32 CROW 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 32 CROW LANE?

32 CROW LANE is located in ROMFORD, in the RM7 postcode district. The below map shows the position of No. 32 on CROW LANE.