OLD KEEPERS COTTAGE, NOAK HILL ROAD, ROMFORD, RM3 7LS - £600,000

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

OLD KEEPERS COTTAGE is a small extended detached house of 102m², built sometime before 1900, which could now be worth an estimated £693,585. It was last sold for £600,000 in September 2019, which was around 13% below the average September 2019 detached price in the Havering local authority area. The most recent EPC inspection was March 2010, where the current energy rating was E, and the potential energy rating was D.

OLD KEEPERS COTTAGE Sold Prices

Land registry data shows three sales for OLD KEEPERS COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Havering local authority area for the corresponding sale date. One of the three OLD KEEPERS COTTAGE sales was for below the average price, whilst two 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
2019 6 SEP	£600,000	£687,898	13% below HPI
2003 12 MAY	£360,000	£337,892	7% above HPI
2000 17 JUL	£315,000	£219,255	44% above HPI

OLD KEEPERS COTTAGE 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 three OLD KEEPERS COTTAGE sales between July 2000 and September 2019 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 2003 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the September 2019 sale, where it falls to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might OLD KEEPERS COTTAGE be worth now?

OLD KEEPERS COTTAGE might now be worth an estimated £693,585.

This is based on house price inflation of 15.6%, between September 2019 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 15.6% inflationary increase is applied to the most recent sale price for OLD KEEPERS COTTAGE of £600,000 on 6th September 2019. For the value to have increased from £600,000 to £693,585 over the four years and nine months to December 2024, the following assumptions must hold true:

• The value of OLD KEEPERS COTTAGE has moved in line with the HPI for detached houses in the Havering local authority area.
• The September 2019 sale price of £600,000 represented a fair market value for the property.
• The size, condition, and specification of OLD KEEPERS COTTAGE has not materially changed since September 2019.

How Large is OLD KEEPERS COTTAGE?

OLD KEEPERS COTTAGE is 102m², which includes two extensions, according to the EPC inspection conducted in March 2010. This puts it in the smallest 30% 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 OLD KEEPERS COTTAGE lies on this distribution: 21% of detached houses houses are smaller than OLD KEEPERS COTTAGE, and 79% of houses are larger. Note that EPC data is not available for all properties in London.

OLD KEEPERS COTTAGE: Plot and Title Map

OLD KEEPERS COTTAGE sits on a plot of roughly 0.537 of an acre, or 2,173m². The below map shows the location of OLD KEEPERS COTTAGE, 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 OLD KEEPERS COTTAGE). 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 OLD KEEPERS COTTAGE?

OLD KEEPERS COTTAGE is located on NOAK HILL ROAD in ROMFORD, in the RM3 postcode district. The below map shows the position of OLD KEEPERS COTTAGE on NOAK HILL ROAD.