85, GODWIN ROAD, LONDON, E7 0LW - £723,500

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.

85 GODWIN ROAD is a very small terraced house of 74m², built sometime between 1900 and 1929, which could now be worth an estimated £872,712. It was last sold for £723,500 in August 2017, which was around 84% above the average August 2017 terraced price in the Newham local authority area. The most recent EPC inspection was September 2010, where the current energy rating was E, and the potential energy rating was D.

85 GODWIN ROAD Sold Prices

Land registry data shows six sales for 85 GODWIN ROAD since 1^st January 1995. The below table shows the price paid for the six sales, along with the average terraced price in the Newham local authority area for the corresponding sale date. Most of the six 85 GODWIN 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
2017 16 AUG	£723,500	£392,976	84% above HPI
2010 18 OCT	£280,000	£227,223	23% above HPI
2005 5 MAY	£230,000	£201,656	14% above HPI
2003 19 DEC	£175,000	£184,362	5% below HPI
1997 16 SEP	£67,500	£66,825	1% above HPI
1995 29 SEP	£57,000	£58,136	2% below HPI

85 GODWIN ROAD Price Paid vs. HPI Average

The below graph shows the average terraced house price in the Newham local authority area over time, sourced from the HPI. The six 85 GODWIN ROAD sales between September 1995 and August 2017 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 October 2010 sale was for 23% above the HPI. So the extrapolation line tracks at 23% above the HPI over time, until the August 2017 sale, where it rises to 84% above the HPI. The line then continues to track at 84% above the HPI.

What might 85 GODWIN ROAD be worth now?

85 GODWIN ROAD might now be worth an estimated £872,712.

This is based on house price inflation of 20.6%, between August 2017 and May 2026, for terraced houses, in the Newham local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 20.6% inflationary increase is applied to the most recent sale price for 85 GODWIN ROAD of £723,500 on 16th August 2017. For the value to have increased from £723,500 to £872,712 over the nine years and three months to May 2026, the following assumptions must hold true:

• The value of 85 GODWIN ROAD has moved in line with the HPI for terraced houses in the Newham local authority area.
• The August 2017 sale price of £723,500 represented a fair market value for the property.
• The size, condition, and specification of 85 GODWIN ROAD has not materially changed since August 2017.

How Large is 85 GODWIN ROAD?

85 GODWIN ROAD is 74m² according to the EPC inspection conducted in September 2010. This puts it in the smallest 10% of terraced houses houses in London, based on EPC data. The below chart shows the distribution of terraced houses houses by size in London, and where 85 GODWIN ROAD lies on this distribution: 5% of terraced houses houses are smaller than 85 GODWIN ROAD, and 95% of houses are larger. Note that EPC data is not available for all properties in London.

Where is 85 GODWIN ROAD?

85 GODWIN ROAD is located in LONDON, in the E7 postcode district. The below map shows the position of No. 85 on GODWIN ROAD.