34, BLACKSMITHS LANE, RAINHAM, RM13 7AH - £299,995

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

34 BLACKSMITHS LANE is a small extended detached house of 120m², built sometime between 1930 and 1949. It was last sold for £299,995 in December 2008, which was around 21% below the average December 2008 detached price in the Havering local authority area. The most recent EPC inspection was September 2024, where the current energy rating was D, and the potential energy rating was B.

34 BLACKSMITHS LANE Sold Prices

Land registry data shows two sales for 34 BLACKSMITHS 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 34 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
2008 17 DEC	£299,995	£380,101	21% below HPI
1999 20 DEC	£121,000	£195,208	38% below HPI

34 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 two 34 BLACKSMITHS LANE sales from December 1999 and December 2008 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 December 1999 sale was for 38% below the HPI. So the extrapolation line tracks at 38% below the HPI over time, until the December 2008 sale, where it rises to 21% below the HPI. The line then continues to track at 21% below the HPI.

How Large is 34 BLACKSMITHS LANE?

34 BLACKSMITHS LANE is 120m², which includes one extension, according to the EPC inspection conducted in September 2024. 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 34 BLACKSMITHS LANE lies on this distribution: 34% of detached houses are smaller than 34 BLACKSMITHS LANE, and 65% of houses are larger. Note that EPC data is not available for all properties in London.

34 BLACKSMITHS LANE: Plot and Title Map

34 BLACKSMITHS LANE sits on a plot of roughly 0.126 of an acre, or 508m². The below map shows the location of 34 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 34 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 34 BLACKSMITHS LANE?

34 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 34 on BLACKSMITHS LANE.