452, UPPER BRENTWOOD ROAD, ROMFORD, RM2 6JB - £525,000

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

452 UPPER BRENTWOOD ROAD is a large extended detached house of 194m², built sometime before 1900, which could now be worth an estimated £535,199. It was last sold for £525,000 in November 2023, which was around 33% below the average November 2023 detached price in the Havering local authority area. The most recent EPC inspection was June 2021, where the current energy rating was E, and the potential energy rating was C.

452 UPPER BRENTWOOD ROAD Sold Prices

Land registry data shows two sales for 452 UPPER BRENTWOOD ROAD 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. One of the two 452 UPPER BRENTWOOD ROAD sales was for below the average price, whilst the other was 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 17 NOV	£525,000	£780,039	33% below HPI
1996 16 DEC	£140,000	£135,904	3% above HPI

452 UPPER BRENTWOOD ROAD 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 452 UPPER BRENTWOOD ROAD sales from December 1996 and November 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 December 1996 sale was for 3% above the HPI. So the extrapolation line tracks at 3% above the HPI over time, until the November 2023 sale, where it falls to 33% below the HPI. The line then continues to track at 33% below the HPI.

What might 452 UPPER BRENTWOOD ROAD be worth now?

452 UPPER BRENTWOOD ROAD might now be worth an estimated £535,199.

This is based on house price inflation of 1.9%, between November 2023 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 1.9% inflationary increase is applied to the most recent sale price for 452 UPPER BRENTWOOD ROAD of £525,000 on 17th November 2023. For the value to have increased from £525,000 to £535,199 over the eleven months to December 2024, the following assumptions must hold true:

• The value of 452 UPPER BRENTWOOD ROAD has moved in line with the HPI for detached houses in the Havering local authority area.
• The November 2023 sale price of £525,000 represented a fair market value for the property.
• The size, condition, and specification of 452 UPPER BRENTWOOD ROAD has not materially changed since November 2023.

How Large is 452 UPPER BRENTWOOD ROAD?

452 UPPER BRENTWOOD ROAD is 194m², which includes three extensions, according to the EPC inspection conducted in June 2021. This puts it in the largest 30% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 452 UPPER BRENTWOOD ROAD lies on this distribution: 73% of detached houses houses are smaller than 452 UPPER BRENTWOOD ROAD, and 27% of houses are larger. Note that EPC data is not available for all properties in London.

452 UPPER BRENTWOOD ROAD: Plot and Title Map

452 UPPER BRENTWOOD ROAD sits on a plot of roughly 0.103 of an acre, or 418m². The below map shows the location of 452 UPPER BRENTWOOD 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 452 UPPER BRENTWOOD 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 452 UPPER BRENTWOOD ROAD?

452 UPPER BRENTWOOD ROAD is located in ROMFORD, in the RM2 postcode district. The below map shows the position of No. 452 on UPPER BRENTWOOD ROAD.