5, BLACKSMITHS LANE, RAINHAM, RM13 7AD - £447,000

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.

5 BLACKSMITHS LANE is a midsized detached house of 138m², built sometime between 1930 and 1949, which could now be worth an estimated £543,192. It was last sold for £447,000 in February 2019, which was around 35% below the average February 2019 detached price in the Havering local authority area. The most recent EPC inspection was June 2011, where the current energy rating was E, and the potential energy rating was D.

5 BLACKSMITHS LANE Sold Prices

Land registry data shows three sales for 5 BLACKSMITHS LANE 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. All of the three 5 BLACKSMITHS LANE sales were for below 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 8 FEB	£447,000	£688,475	35% below HPI
2013 11 APR	£249,995	£419,324	40% below HPI
2000 17 NOV	£130,000	£229,879	43% below HPI

5 BLACKSMITHS LANE 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 5 BLACKSMITHS LANE sales between November 2000 and February 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 April 2013 sale was for 40% below the HPI. So the extrapolation line tracks at 40% below the HPI over time, until the February 2019 sale, where it rises to 35% below the HPI. The line then continues to track at 35% below the HPI.

What might 5 BLACKSMITHS LANE be worth now?

5 BLACKSMITHS LANE might now be worth an estimated £543,192.

This is based on house price inflation of 21.5%, between February 2019 and April 2026, 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 21.5% inflationary increase is applied to the most recent sale price for 5 BLACKSMITHS LANE of £447,000 on 8th February 2019. For the value to have increased from £447,000 to £543,192 over the six years and ten months to April 2026, the following assumptions must hold true:

• The value of 5 BLACKSMITHS LANE has moved in line with the HPI for detached houses in the Havering local authority area.
• The February 2019 sale price of £447,000 represented a fair market value for the property.
• The size, condition, and specification of 5 BLACKSMITHS LANE has not materially changed since February 2019.

How Large is 5 BLACKSMITHS LANE?

5 BLACKSMITHS LANE is 138m² according to the EPC inspection conducted in June 2011. This puts it in the smallest 50% 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 5 BLACKSMITHS LANE lies on this distribution: 45% of detached houses houses are smaller than 5 BLACKSMITHS LANE, and 55% of houses are larger. Note that EPC data is not available for all properties in London.

5 BLACKSMITHS LANE: Plot and Title Map

5 BLACKSMITHS LANE sits on a plot of roughly 0.095 of an acre, or 383m². The below map shows the location of 5 BLACKSMITHS LANE, 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 5 BLACKSMITHS LANE). 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 5 BLACKSMITHS LANE?

5 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 5 on BLACKSMITHS LANE.