1, CROSSWAYS, ROMFORD, RM2 6AA - £455,000

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.

1 CROSSWAYS is a small extended semi-detached house of 112m², built sometime between 1930 and 1949, which could now be worth an estimated £961,633. It was last sold for £455,000 in February 2012, which was around 76% above the average February 2012 semi-detached price in the Havering local authority area. The most recent EPC inspection was September 2011, where the current energy rating was D, and the potential energy rating was D.

1 CROSSWAYS Sold Prices

Land registry data shows two sales for 1 CROSSWAYS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Havering local authority area for the corresponding sale date. Both of the two 1 CROSSWAYS 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 3 FEB	£455,000	£258,293	76% above HPI
1998 5 MAY	£180,000	£99,923	80% above HPI

1 CROSSWAYS 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 two 1 CROSSWAYS sales from May 1998 and February 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 May 1998 sale was for 80% above the HPI. So the extrapolation line tracks at 80% above the HPI over time, until the February 2012 sale, where it falls to 76% above the HPI. The line then continues to track at 76% above the HPI.

What might 1 CROSSWAYS be worth now?

1 CROSSWAYS might now be worth an estimated £961,633.

This is based on house price inflation of 111.3%, between February 2012 and May 2026, 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 111.3% inflationary increase is applied to the most recent sale price for 1 CROSSWAYS of £455,000 on 3rd February 2012. For the value to have increased from £455,000 to £961,633 over the thirteen years and nine months to May 2026, the following assumptions must hold true:

• The value of 1 CROSSWAYS has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The February 2012 sale price of £455,000 represented a fair market value for the property.
• The size, condition, and specification of 1 CROSSWAYS has not materially changed since February 2012.

How Large is 1 CROSSWAYS?

1 CROSSWAYS is 112m², which includes one extension, according to the EPC inspection conducted in September 2011. This puts it in the smallest 30% of semi-detached houses houses in London, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in London, and where 1 CROSSWAYS lies on this distribution: 27% of semi-detached houses houses are smaller than 1 CROSSWAYS, and 72% of houses are larger. Note that EPC data is not available for all properties in London.

Where is 1 CROSSWAYS?

1 CROSSWAYS is located in ROMFORD, in the RM2 postcode district. The below map shows the position of No. 1 on CROSSWAYS.