80, FOREST ROAD, ROMFORD, RM7 8DT - £465,000

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.

80 FOREST ROAD is a very small extended semi-detached house of 90m², built sometime between 1930 and 1949, which could now be worth an estimated £481,939. It was last sold for £465,000 in December 2024, which was around 10% below the average December 2024 semi-detached price in the Havering local authority area. The most recent EPC inspection was October 2023, where the current energy rating was D, and the potential energy rating was B.

80 FOREST ROAD Sold Prices

Land registry data shows four sales for 80 FOREST ROAD since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Havering local authority area for the corresponding sale date. Most of the four 80 FOREST ROAD 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
2024 20 DEC	£465,000	£516,014	10% below HPI
2005 6 MAY	£217,500	£231,566	6% below HPI
2000 25 MAY	£128,500	£127,303	1% above HPI
1996 29 NOV	£81,000	£82,606	2% below HPI

80 FOREST 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 four 80 FOREST ROAD sales between November 1996 and December 2024 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 May 2005 sale was for 6% below the HPI. So the extrapolation line tracks at 6% below the HPI over time, until the December 2024 sale, where it falls to 10% below the HPI. The line then continues to track at 10% below the HPI.

What might 80 FOREST ROAD be worth now?

80 FOREST ROAD might now be worth an estimated £481,939.

This is based on house price inflation of 3.6%, between December 2024 and March 2025, 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 3.6% inflationary increase is applied to the most recent sale price for 80 FOREST ROAD of £465,000 on 20th December 2024. For the value to have increased from £465,000 to £481,939 over the one year and nine months to March 2025, the following assumptions must hold true:

• The value of 80 FOREST ROAD has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The December 2024 sale price of £465,000 represented a fair market value for the property.
• The size, condition, and specification of 80 FOREST ROAD has not materially changed since December 2024.

How Large is 80 FOREST ROAD?

80 FOREST ROAD is 90m², which includes one extension, according to the EPC inspection conducted in October 2023. 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 80 FOREST ROAD lies on this distribution: 20% of semi-detached houses houses are smaller than 80 FOREST ROAD, and 79% of houses are larger. Note that EPC data is not available for all properties in Romford.

80 FOREST ROAD: Plot and Title Map

80 FOREST ROAD sits on a plot of roughly 0.061 of an acre, or 245m². The below map shows the location of 80 FOREST 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 80 FOREST 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 80 FOREST ROAD?

80 FOREST ROAD is located in ROMFORD, in the RM7 postcode district. The below map shows the position of No. 80 on FOREST ROAD.