86, EASTERN ROAD, ROMFORD, RM1 3QA - £655,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

86 EASTERN ROAD is a very large extended semi-detached house of 195m², built sometime before 1900. It was last sold for £655,000 in December 2016, which was around 2% below the average December 2016 detached price in the Havering local authority area. The most recent EPC inspection was June 2016, where the current energy rating was D, and the potential energy rating was B.

86 EASTERN ROAD Sold Prices

Land registry data shows four sales for 86 EASTERN ROAD since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Havering local authority area for the corresponding sale date. two of the four 86 EASTERN ROAD sales were for below the average price, and four 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
2016 15 DEC	£655,000	£665,768	2% below HPI
2004 31 MAR	£410,000	£357,533	15% above HPI
2000 15 FEB	£249,995	£203,763	23% above HPI
1998 10 JUL	£107,500	£170,573	37% below HPI

86 EASTERN ROAD 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 four 86 EASTERN ROAD sales between July 1998 and December 2016 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 March 2004 sale was for 15% above the HPI. So the extrapolation line tracks at 15% above the HPI over time, until the December 2016 sale, where it falls to 2% below the HPI. The line then continues to track at 2% below the HPI.

How Large is 86 EASTERN ROAD?

86 EASTERN ROAD is 195m², which includes one extension, according to the EPC inspection conducted in June 2016. This puts it in the largest 20% of detached houses in Romford, based on EPC data. The below chart shows the distribution of detached houses by size in Romford, and where 86 EASTERN ROAD lies on this distribution: 89% of detached houses are smaller than 86 EASTERN ROAD, and 11% of houses are larger. Note that EPC data is not available for all properties in Romford.

86 EASTERN ROAD: Plot and Title Map

86 EASTERN ROAD sits on a plot of roughly 0.108 of an acre, or 439m². The below map shows the location of 86 EASTERN 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 86 EASTERN 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 86 EASTERN ROAD?

86 EASTERN ROAD is located in ROMFORD, in the RM1 postcode district. The below map shows the position of No. 86 on EASTERN ROAD.