55a, Winding Way, RM8 2TD
55a Winding Way is a 42 m² / 452 sq ft flat in Becontree. It sold for £124,000 in August 2008. Indexed forward to today's value, that sale is roughly £203k. Recent local prices imply a broad valuation context of £181k to £225k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.
- Sale history
-
Date Paid price Annual growth After inflation Aug 2008 £124,000 5.2% 2.5% Jul 2003 £96,000 na na - Internal area
- 42 square metres (452 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £2,952 per square metre (£274 per square foot) in Aug 2008. Indexed forward to today's value, this is roughly £4,845 per square metre (£450 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Aug 2008 £124,000 £2,952 £203,475 £4,845 Jul 2003 £96,000 £2,286 £198,814 £4,734 Calculated using the latest EPC internal area of 42 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £203,475. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Becontree are now selling for between £4,300 and £5,360 per square metre (£399 and £497 per square foot). Based on an internal area of 42 m², this implies a valuation between £181,000 and £225,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 1
- Type
- Flat
- Council tax band
- B
- Summary:
- 02 March 2016 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Rental
- Tenure:
- Private rental
- Property type:
- 3rd floor flat on the top floor in an apartment block with 1 storeys , has 2 habitable rooms. Estimated year built 1930 to 1949
- Area:
- 42 sqm (452 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 50 mm loft insulation. Heating: Boiler and radiators, mains gas.
55a Winding Way is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £203,475.
- Based on an internal area of 42 m² and recent prices in Becontree, this implies a lower and upper quartile range from £181,000 to £225,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.