8, THE WOODFINES, HORNCHURCH, RM11 3HR - £655,000

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.

8 THE WOODFINES is a very large extended detached house of 264m², built sometime between 1950 and 1966, which could now be worth an estimated £1,217,361. It was last sold for £655,000 in December 2013, which was around 48% above the average December 2013 detached price in the Havering local authority area. The most recent EPC inspection was April 2016, where the current energy rating was D, and the potential energy rating was C.

8 THE WOODFINES Sold Prices

Land registry data shows two sales for 8 THE WOODFINES 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 8 THE WOODFINES 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
2013 20 DEC	£655,000	£441,152	48% above HPI
2002 8 APR	£410,000	£266,270	54% above HPI

8 THE WOODFINES 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 8 THE WOODFINES sales from April 2002 and December 2013 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 April 2002 sale was for 54% above the HPI. So the extrapolation line tracks at 54% above the HPI over time, until the December 2013 sale, where it falls to 48% above the HPI. The line then continues to track at 48% above the HPI.

What might 8 THE WOODFINES be worth now?

8 THE WOODFINES might now be worth an estimated £1,217,361.

This is based on house price inflation of 85.9%, between December 2013 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 85.9% inflationary increase is applied to the most recent sale price for 8 THE WOODFINES of £655,000 on 20th December 2013. For the value to have increased from £655,000 to £1,217,361 over the twelve years and ten months to February 2025, the following assumptions must hold true:

• The value of 8 THE WOODFINES has moved in line with the HPI for detached houses in the Havering local authority area.
• The December 2013 sale price of £655,000 represented a fair market value for the property.
• The size, condition, and specification of 8 THE WOODFINES has not materially changed since December 2013.

How Large is 8 THE WOODFINES?

8 THE WOODFINES is 264m², which includes three extensions, according to the EPC inspection conducted in April 2016. This puts it in the largest 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 8 THE WOODFINES lies on this distribution: 87% of detached houses houses are smaller than 8 THE WOODFINES, and 13% of houses are larger. Note that EPC data is not available for all properties in London.

8 THE WOODFINES: Plot and Title Map

8 THE WOODFINES sits on a plot of roughly 0.158 of an acre, or 641m². The below map shows the location of 8 THE WOODFINES, 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 8 THE WOODFINES). 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 8 THE WOODFINES?

8 THE WOODFINES is located in HORNCHURCH, in the RM11 postcode district. The below map shows the position of No. 8 on THE WOODFINES.