86, ABBS CROSS LANE, HORNCHURCH, RM12 4XW - £385,000

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.

86 ABBS CROSS LANE is a very small semi-detached house of 75m², built sometime between 1900 and 1929, which could now be worth an estimated £439,266. It was last sold for £385,000 in September 2021, which was around 17% below the average September 2021 semi-detached price in the Havering local authority area. The most recent EPC inspection was July 2021, where the current energy rating was D, and the potential energy rating was B.

86 ABBS CROSS LANE Sold Prices

Land registry data shows four sales for 86 ABBS CROSS LANE 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. All of the four 86 ABBS CROSS 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
2021 29 SEP	£385,000	£463,779	17% below HPI
2019 2 AUG	£360,000	£437,718	18% below HPI
2015 18 SEP	£305,000	£353,263	14% below HPI
2012 28 MAY	£218,000	£256,885	15% below HPI

86 ABBS CROSS LANE 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 86 ABBS CROSS LANE sales between May 2012 and September 2021 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 August 2019 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the September 2021 sale, where it rises to 17% below the HPI. The line then continues to track at 17% below the HPI.

What might 86 ABBS CROSS LANE be worth now?

86 ABBS CROSS LANE might now be worth an estimated £439,266.

This is based on house price inflation of 14.1%, between September 2021 and February 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 14.1% inflationary increase is applied to the most recent sale price for 86 ABBS CROSS LANE of £385,000 on 29th September 2021. For the value to have increased from £385,000 to £439,266 over the four years and seven months to February 2025, the following assumptions must hold true:

• The value of 86 ABBS CROSS LANE has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The September 2021 sale price of £385,000 represented a fair market value for the property.
• The size, condition, and specification of 86 ABBS CROSS LANE has not materially changed since September 2021.

How Large is 86 ABBS CROSS LANE?

86 ABBS CROSS LANE is 75m² according to the EPC inspection conducted in July 2021. This puts it in the smallest 20% of semi-detached houses houses in Hornchurch, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hornchurch, and where 86 ABBS CROSS LANE lies on this distribution: 12% of semi-detached houses houses are smaller than 86 ABBS CROSS LANE, and 87% of houses are larger. Note that EPC data is not available for all properties in Hornchurch.

86 ABBS CROSS LANE: Plot and Title Map

86 ABBS CROSS LANE sits on a plot of roughly 0.054 of an acre, or 220m². The below map shows the location of 86 ABBS CROSS 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 86 ABBS CROSS 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 86 ABBS CROSS LANE?

86 ABBS CROSS LANE is located in HORNCHURCH, in the RM12 postcode district. The below map shows the position of No. 86 on ABBS CROSS LANE.