8, PINECROFT, GIDEA PARK, ROMFORD, RM2 6DG - £450,000

8 PINECROFT is a small detached house of 102m², built sometime between 1991 and 1995. It was last sold for £450,000 in May 2014, which was around 6% below the average May 2014 detached price in the Havering local authority area. The most recent EPC inspection was December 2013, where the current energy rating was C, and the potential energy rating was B.

8 PINECROFT Sold Prices

Land registry data shows two sales for 8 PINECROFT 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 8 PINECROFT 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
2014 7 MAY	£450,000	£478,454	6% below HPI
2005 15 APR	£336,000	£366,946	8% below HPI

8 PINECROFT 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 8 PINECROFT sales from April 2005 and May 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 2005 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the May 2014 sale, where it rises to 6% below the HPI. The line then continues to track at 6% below the HPI.

How Large is 8 PINECROFT?

8 PINECROFT is 102m² according to the EPC inspection conducted in December 2013. This puts it in the smallest 30% of detached houses in London, based on EPC data. The below chart shows the distribution of detached houses by size in London, and where 8 PINECROFT lies on this distribution: 21% of detached houses are smaller than 8 PINECROFT, and 78% of houses are larger. Note that EPC data is not available for all properties in London.

8 PINECROFT: Plot and Title Map

8 PINECROFT sits on a plot of roughly 0.073 of an acre, or 294m². The below map shows the location of 8 PINECROFT, 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 8 PINECROFT). 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 8 PINECROFT?

8 PINECROFT is located in GIDEA PARK, in the RM2 postcode district. The below map shows the position of No. 8 on PINECROFT.