40, WOODLANDS ROAD, ROMFORD, RM1 4HD - £520,000

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

40 WOODLANDS ROAD is a very small semi-detached house of 87m². It was last sold for £520,000 in May 2023, which was around 3% above the average May 2023 semi-detached price in the Havering local authority area. The most recent EPC inspection was October 2019, where the current energy rating was B, and the potential energy rating was A.

40 WOODLANDS ROAD Sold Prices

Land registry data shows three sales for 40 WOODLANDS ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Havering local authority area for the corresponding sale date. All of the three 40 WOODLANDS ROAD sales were for above 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
2023 31 MAY	£520,000	£504,770	3% above HPI
2020 21 AUG	£495,000	£448,375	10% above HPI
2017 1 JUN	£435,000	£416,290	4% above HPI

40 WOODLANDS ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Havering local authority area over time, sourced from the HPI. The three 40 WOODLANDS ROAD sales between June 2017 and May 2023 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 August 2020 sale was for 10% above the HPI. So the extrapolation line tracks at 10% above the HPI over time, until the May 2023 sale, where it falls to 3% above the HPI. The line then continues to track at 3% above the HPI.

What might 40 WOODLANDS ROAD be worth now?

40 WOODLANDS ROAD might now be worth an estimated £530,433.

This is based on house price inflation of 2%, between May 2023 and December 2024, for semi-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 2% inflationary increase is applied to the most recent sale price for 40 WOODLANDS ROAD of £520,000 on 31st May 2023. For the value to have increased from £520,000 to £530,433 over the five months to December 2024, the following assumptions must hold true:

• The value of 40 WOODLANDS ROAD has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The May 2023 sale price of £520,000 represented a fair market value for the property.
• The size, condition, and specification of 40 WOODLANDS ROAD has not materially changed since May 2023.

How Large is 40 WOODLANDS ROAD?

40 WOODLANDS ROAD is 87m² according to the EPC inspection conducted in October 2019. This puts it in the smallest 20% of semi-detached houses houses in Romford, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Romford, and where 40 WOODLANDS ROAD lies on this distribution: 17% of semi-detached houses houses are smaller than 40 WOODLANDS ROAD, and 82% of houses are larger. Note that EPC data is not available for all properties in Romford.

40 WOODLANDS ROAD: Plot and Title Map

40 WOODLANDS ROAD sits on a plot of roughly 0.057 of an acre, or 232m². The below map shows the location of 40 WOODLANDS ROAD, 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 40 WOODLANDS ROAD). 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 40 WOODLANDS ROAD?

40 WOODLANDS ROAD is located in ROMFORD, in the RM1 postcode district. The below map shows the position of No. 40 on WOODLANDS ROAD.