35, HILL CRESCENT, HORNCHURCH, RM11 2AP - £580,000

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

35 HILL CRESCENT is a midsized detached house of 129m², built sometime between 1900 and 1929. It was last sold for £580,000 in February 2017, which was around 13% below the average February 2017 detached price in the Havering local authority area. The most recent EPC inspection was August 2016, where the current energy rating was E, and the potential energy rating was B.

35 HILL CRESCENT Sold Prices

Land registry data shows two sales for 35 HILL CRESCENT 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 35 HILL CRESCENT 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 19 FEB	£580,000	£663,656	13% below HPI
2007 8 MAY	£280,000	£412,704	32% below HPI

35 HILL CRESCENT 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 35 HILL CRESCENT sales from May 2007 and February 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 May 2007 sale was for 32% below the HPI. So the extrapolation line tracks at 32% below the HPI over time, until the February 2017 sale, where it rises to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might 35 HILL CRESCENT be worth now?

35 HILL CRESCENT might now be worth an estimated £694,956.

This is based on house price inflation of 19.8%, between February 2017 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 19.8% inflationary increase is applied to the most recent sale price for 35 HILL CRESCENT of £580,000 on 19th February 2017. For the value to have increased from £580,000 to £694,956 over the six years and two months to December 2024, the following assumptions must hold true:

• The value of 35 HILL CRESCENT has moved in line with the HPI for detached houses in the Havering local authority area.
• The February 2017 sale price of £580,000 represented a fair market value for the property.
• The size, condition, and specification of 35 HILL CRESCENT has not materially changed since February 2017.

How Large is 35 HILL CRESCENT?

35 HILL CRESCENT is 129m² according to the EPC inspection conducted in August 2016. This puts it in the largest 50% 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 35 HILL CRESCENT lies on this distribution: 56% of detached houses houses are smaller than 35 HILL CRESCENT, and 43% of houses are larger. Note that EPC data is not available for all properties in Romford.

35 HILL CRESCENT: Plot and Title Map

35 HILL CRESCENT sits on a plot of roughly 0.109 of an acre, or 442m². The below map shows the location of 35 HILL CRESCENT, 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 35 HILL CRESCENT). 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 35 HILL CRESCENT?

35 HILL CRESCENT is located in HORNCHURCH, in the RM11 postcode district. The below map shows the position of No. 35 on HILL CRESCENT.