46, WOODLANDS ROAD, ROMFORD, RM1 4HD - £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.

46 WOODLANDS ROAD is a small extended semi-detached house of 95m², built sometime between 1930 and 1949, which could now be worth an estimated £733,127. It was last sold for £385,000 in January 2014, which was around 38% above the average January 2014 semi-detached price in the Havering local authority area. The most recent EPC inspection was August 2013, where the current energy rating was D, and the potential energy rating was C.

46 WOODLANDS ROAD Sold Prices

Land registry data shows two sales for 46 WOODLANDS ROAD 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 46 WOODLANDS ROAD 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
2014 10 JAN	£385,000	£279,666	38% above HPI
2002 24 APR	£217,000	£159,549	36% above HPI

46 WOODLANDS ROAD 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 46 WOODLANDS ROAD sales from April 2002 and January 2014 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 April 2002 sale was for 36% above the HPI. So the extrapolation line tracks at 36% above the HPI over time, until the January 2014 sale, where it rises to 38% above the HPI. The line then continues to track at 38% above the HPI.

What might 46 WOODLANDS ROAD be worth now?

46 WOODLANDS ROAD might now be worth an estimated £733,127.

This is based on house price inflation of 90.4%, between January 2014 and June 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 90.4% inflationary increase is applied to the most recent sale price for 46 WOODLANDS ROAD of £385,000 on 10th January 2014. For the value to have increased from £385,000 to £733,127 over the ten years and seven months to June 2025, the following assumptions must hold true:

• The value of 46 WOODLANDS ROAD has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The January 2014 sale price of £385,000 represented a fair market value for the property.
• The size, condition, and specification of 46 WOODLANDS ROAD has not materially changed since January 2014.

How Large is 46 WOODLANDS ROAD?

46 WOODLANDS ROAD is 95m², which includes one extension, according to the EPC inspection conducted in August 2013. This puts it in the smallest 30% of semi-detached houses houses in Romford, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Romford, and where 46 WOODLANDS ROAD lies on this distribution: 24% of semi-detached houses houses are smaller than 46 WOODLANDS ROAD, and 75% of houses are larger. Note that EPC data is not available for all properties in Romford.

46 WOODLANDS ROAD: Plot and Title Map

46 WOODLANDS ROAD sits on a plot of roughly 0.086 of an acre, or 348m². The below map shows the location of 46 WOODLANDS 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 46 WOODLANDS 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 46 WOODLANDS ROAD?

46 WOODLANDS ROAD is located in ROMFORD, in the RM1 postcode district. The below map shows the position of No. 46 on WOODLANDS ROAD.