20, BLACKSMITHS LANE, RAINHAM, RM13 7AD - £78,000

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.

20 BLACKSMITHS LANE is a very large semi-detached house of 150m², built sometime between 1930 and 1949, which could now be worth an estimated £472,308. It was last sold for £78,000 in August 1997, which was around 13% below the average August 1997 semi-detached price in the Havering local authority area. The most recent EPC inspection was July 2026, where the current energy rating was C, and the potential energy rating was C.

20 BLACKSMITHS LANE Sold Prices

Land registry data shows two sales for 20 BLACKSMITHS LANE 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 20 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
1997 18 AUG	£78,000	£90,153	13% below HPI
1996 10 MAY	£75,000	£79,663	6% below HPI

20 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 two 20 BLACKSMITHS LANE sales from May 1996 and August 1997 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 1996 sale was for 6% below the HPI. So the extrapolation line tracks at 6% below the HPI over time, until the August 1997 sale, where it falls to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might 20 BLACKSMITHS LANE be worth now?

20 BLACKSMITHS LANE might now be worth an estimated £472,308.

This is based on house price inflation of 505.5%, between August 1997 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 505.5% inflationary increase is applied to the most recent sale price for 20 BLACKSMITHS LANE of £78,000 on 18th August 1997. For the value to have increased from £78,000 to £472,308 over the 29 years and three months to May 2026, the following assumptions must hold true:

• The value of 20 BLACKSMITHS LANE has moved in line with the HPI for semi-detached houses in the Havering local authority area.
• The August 1997 sale price of £78,000 represented a fair market value for the property.
• The size, condition, and specification of 20 BLACKSMITHS LANE has not materially changed since August 1997.

How Large is 20 BLACKSMITHS LANE?

20 BLACKSMITHS LANE is 150m² according to the EPC inspection conducted in July 2026. This puts it in the largest 20% of semi-detached houses in London, based on EPC data. The below chart shows the distribution of semi-detached houses by size in London, and where 20 BLACKSMITHS LANE lies on this distribution: 84% of semi-detached houses are smaller than 20 BLACKSMITHS LANE, and 16% of semi-detached houses are larger. Note that EPC data is not available for all properties in London.

Where is 20 BLACKSMITHS LANE?

20 BLACKSMITHS LANE is located in RAINHAM, in the RM13 postcode district. The below map shows the position of No. 20 on BLACKSMITHS LANE.