HIGH TREES, ORANGE TREE HILL, HAVERING-ATTE-BOWER, ROMFORD, RM4 1PB - £460,000

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

HIGH TREES is a large extended detached house of 163m², built sometime between 1930 and 1949, which could now be worth an estimated £875,063. It was last sold for £460,000 in October 2012, which was around 10% above the average October 2012 detached price in the Havering local authority area. The most recent EPC inspection was May 2012, where the current energy rating was C, and the potential energy rating was B.

HIGH TREES Sold Prices

Land registry data shows two sales for HIGH TREES 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 HIGH TREES 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
2012 25 OCT	£460,000	£418,014	10% above HPI
2001 6 JUL	£285,000	£243,517	17% above HPI

HIGH TREES 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 HIGH TREES sales from July 2001 and October 2012 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 July 2001 sale was for 17% above the HPI. So the extrapolation line tracks at 17% above the HPI over time, until the October 2012 sale, where it falls to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might HIGH TREES be worth now?

HIGH TREES might now be worth an estimated £875,063.

This is based on house price inflation of 90.2%, between October 2012 and December 2024, 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 90.2% inflationary increase is applied to the most recent sale price for HIGH TREES of £460,000 on 25th October 2012. For the value to have increased from £460,000 to £875,063 over the eleven years and ten months to December 2024, the following assumptions must hold true:

• The value of HIGH TREES has moved in line with the HPI for detached houses in the Havering local authority area.
• The October 2012 sale price of £460,000 represented a fair market value for the property.
• The size, condition, and specification of HIGH TREES has not materially changed since October 2012.

How Large is HIGH TREES?

HIGH TREES is 163m², which includes one extension, according to the EPC inspection conducted in May 2012. This puts it in the largest 40% 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 HIGH TREES lies on this distribution: 60% of detached houses houses are smaller than HIGH TREES, and 39% of houses are larger. Note that EPC data is not available for all properties in London.

HIGH TREES: Plot and Title Map

HIGH TREES sits on a plot of roughly 0.314 of an acre, or 1,269m². The below map shows the location of HIGH TREES, 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 HIGH TREES). 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 HIGH TREES?

HIGH TREES is located on ORANGE TREE HILL in HAVERING-ATTE-BOWER, in the RM4 postcode district. The below map shows the position of HIGH TREES on ORANGE TREE HILL.