85, SPRING GROVE, LOUGHTON, IG10 4QE - £1,150,000

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

85 SPRING GROVE is a small detached house of 141m², built sometime between 1930 and 1949, which could now be worth an estimated £1,229,477. It was last sold for £1,150,000 in July 2018, which was around 23% above the average July 2018 detached price in the Epping Forest local authority area. The most recent EPC inspection was April 2010, where the current energy rating was E, and the potential energy rating was D.

85 SPRING GROVE Sold Prices

Land registry data shows four sales for 85 SPRING GROVE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. All of the four 85 SPRING GROVE 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
2018 6 JUL	£1,150,000	£934,804	23% above HPI
2002 20 FEB	£485,000	£353,415	37% above HPI
1998 28 APR	£290,000	£221,547	31% above HPI
1996 20 NOV	£217,000	£179,049	21% above HPI

85 SPRING GROVE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The four 85 SPRING GROVE sales between November 1996 and July 2018 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 February 2002 sale was for 37% above the HPI. So the extrapolation line tracks at 37% above the HPI over time, until the July 2018 sale, where it falls to 23% above the HPI. The line then continues to track at 23% above the HPI.

What might 85 SPRING GROVE be worth now?

85 SPRING GROVE might now be worth an estimated £1,229,477.

This is based on house price inflation of 6.9%, between July 2018 and December 2024, for detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6.9% inflationary increase is applied to the most recent sale price for 85 SPRING GROVE of £1,150,000 on 6th July 2018. For the value to have increased from £1,150,000 to £1,229,477 over the five years and seven months to December 2024, the following assumptions must hold true:

• The value of 85 SPRING GROVE has moved in line with the HPI for detached houses in the Epping Forest local authority area.
• The July 2018 sale price of £1,150,000 represented a fair market value for the property.
• The size, condition, and specification of 85 SPRING GROVE has not materially changed since July 2018.

How Large is 85 SPRING GROVE?

85 SPRING GROVE is 141m² according to the EPC inspection conducted in April 2010. This puts it in the smallest 40% of detached houses houses in Loughton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Loughton, and where 85 SPRING GROVE lies on this distribution: 38% of detached houses houses are smaller than 85 SPRING GROVE, and 62% of houses are larger. Note that EPC data is not available for all properties in Loughton.

85 SPRING GROVE: Plot and Title Map

85 SPRING GROVE sits on a plot of roughly 0.181 of an acre, or 734m². The below map shows the location of 85 SPRING GROVE, 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 85 SPRING GROVE). 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 85 SPRING GROVE?

85 SPRING GROVE is located in LOUGHTON, in the IG10 postcode district. The below map shows the position of No. 85 on SPRING GROVE.