46, BLACKSMITHS LANE, RAINHAM, RM13 7AH - £526,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

46 BLACKSMITHS LANE is a very small extended detached house of 87m², built sometime between 1950 and 1966, which could now be worth an estimated £625,677. It was last sold for £526,000 in August 2019, which was around 24% below the average August 2019 detached price in the Havering local authority area. The most recent EPC inspection was February 2012, where the current energy rating was C, and the potential energy rating was C.

46 BLACKSMITHS LANE Sold Prices

Land registry data shows three sales for 46 BLACKSMITHS LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Havering local authority area for the corresponding sale date. All of the three 46 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
2019 28 AUG	£526,000	£689,290	24% below HPI
2013 9 SEP	£320,000	£429,470	25% below HPI
1999 8 OCT	£142,000	£188,678	25% below HPI

46 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 three 46 BLACKSMITHS LANE sales between October 1999 and August 2019 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 September 2013 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the August 2019 sale, where it rises to 24% below the HPI. The line then continues to track at 24% below the HPI.

What might 46 BLACKSMITHS LANE be worth now?

46 BLACKSMITHS LANE might now be worth an estimated £625,677.

This is based on house price inflation of 18.9%, between August 2019 and February 2025, 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 18.9% inflationary increase is applied to the most recent sale price for 46 BLACKSMITHS LANE of £526,000 on 28th August 2019. For the value to have increased from £526,000 to £625,677 over the six years and six months to February 2025, the following assumptions must hold true:

• The value of 46 BLACKSMITHS LANE has moved in line with the HPI for detached houses in the Havering local authority area.
• The August 2019 sale price of £526,000 represented a fair market value for the property.
• The size, condition, and specification of 46 BLACKSMITHS LANE has not materially changed since August 2019.

How Large is 46 BLACKSMITHS LANE?

46 BLACKSMITHS LANE is 87m², which includes one extension, according to the EPC inspection conducted in February 2012. This puts it in the smallest 20% 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 46 BLACKSMITHS LANE lies on this distribution: 11% of detached houses houses are smaller than 46 BLACKSMITHS LANE, and 89% of houses are larger. Note that EPC data is not available for all properties in London.

46 BLACKSMITHS LANE: Plot and Title Map

46 BLACKSMITHS LANE sits on a plot of roughly 0.078 of an acre, or 314m². The below map shows the location of 46 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 46 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 46 BLACKSMITHS LANE?

46 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 46 on BLACKSMITHS LANE.