71, LAKE RISE, ROMFORD, RM1 4EF - £805,000

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

71 LAKE RISE is a very large extended detached house of 186m², built sometime between 1930 and 1949, which could now be worth an estimated £798,255. It was last sold for £805,000 in September 2022, which was about the average September 2022 detached price in the Havering local authority area. The most recent EPC inspection was March 2018, where the current energy rating was C, and the potential energy rating was B.

71 LAKE RISE Sold Prices

Land registry data shows two sales for 71 LAKE RISE 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 71 LAKE RISE sales was roughly equal to the average price, whilst the other was 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
2022 16 SEP	£805,000	£801,912	Close to HPI
2010 11 JUN	£320,000	£403,819	21% below HPI

71 LAKE RISE 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 71 LAKE RISE sales from June 2010 and September 2022 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 June 2010 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the September 2022 sale, where it rises to roughly the same level as the HPI. The line then continues to track in line with the HPI.

What might 71 LAKE RISE be worth now?

71 LAKE RISE might now be worth an estimated £798,255.

This is based on house price deflation of 0.8%, between September 2022 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 0.8% deflationary decrease is applied to the most recent sale price for 71 LAKE RISE of £805,000 on 16th September 2022. For the value to have decreased from £805,000 to £798,255 over the one year and nine months to December 2024, the following assumptions must hold true:

• The value of 71 LAKE RISE has moved in line with the HPI for detached houses in the Havering local authority area.
• The September 2022 sale price of £805,000 represented a fair market value for the property.
• The size, condition, and specification of 71 LAKE RISE has not materially changed since September 2022.

How Large is 71 LAKE RISE?

71 LAKE RISE is 186m², which includes one extension, according to the EPC inspection conducted in March 2018. This puts it in the largest 20% 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 71 LAKE RISE lies on this distribution: 87% of detached houses houses are smaller than 71 LAKE RISE, and 13% of houses are larger. Note that EPC data is not available for all properties in Romford.

71 LAKE RISE: Plot and Title Map

71 LAKE RISE sits on a plot of roughly 0.122 of an acre, or 493m². The below map shows the location of 71 LAKE RISE, 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 71 LAKE RISE). 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 71 LAKE RISE?

71 LAKE RISE is located in ROMFORD, in the RM1 postcode district. The below map shows the position of No. 71 on LAKE RISE.