116, Winding Way, RM8 2TB

116 Winding Way is a 74 m² / 797 sq ft detached home in Becontree. It sold for £174,000 in October 2009. Indexed forward to today's value, that sale is roughly £305k. Recent local prices imply a broad valuation context of £318k to £397k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Oct 2009 £174,000 1.1% -1.0%
Dec 2001 New build New £159,750 na na
Internal area
74 square metres (797 square feet) according to latest EPC inspection
Price per internal area

This property sold for £2,351 per square metre (£218 per square foot) in Oct 2009. Indexed forward to today's value, this is roughly £4,116 per square metre (£382 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Oct 2009 £174,000 £2,351 £304,552 £4,116
Dec 2001 £159,750 £2,159 £410,716 £5,550

Calculated using the latest EPC internal area of 74 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 £304,552. 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 74 m², this implies a valuation between £318,000 and £397,000. 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
2
Type
Detached
Council tax band
D
Plot size
172 square metres (1,851 square feet) - map showing freehold boundary lines
EPC Inspections
Summary:
11 December 2020 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
ECO assessment
Tenure:
Owner-occupied
Property type:
End-Terrace House , has 4 habitable rooms. Estimated year built 1996 to 2002
Area:
74 sqm (797 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, 100 mm loft insulation. Heating: Boiler and radiators, mains gas.
Summary:
24 September 2019 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Private rental
Property type:
End-Terrace House , has 4 habitable rooms. Estimated year built 1996 to 2002
Area:
85 sqm (915 square foot) total internal area
Comments:
Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, insulated (assumed). Heating: Boiler and radiators, mains gas.
Summary:
05 November 2009 - energy performance certificate grade D
Reason for EPC:
None
Tenure:
Private rental
Property type:
None , has 5 habitable rooms. Estimated year built 1996 to 2002
Area:
67 sqm (721 square foot) total internal area
Comments:
Frequently asked questions

116 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 £304,552.
  • Based on an internal area of 74 m² and recent prices in Becontree, this implies a lower and upper quartile range from £318,000 to £397,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 116 Winding Way last sold for £174,000 in October 2009.

HouseMetric shows 116 Winding Way as 74 m² (797 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 2 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is D, from an inspection dated 11 December 2020. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 116 Winding Way was in council tax band D. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

116 Winding Way is in postcode RM8 2TB, in Becontree. You can also view HouseMetric's sold-price page for Winding Way, RM8 2TB or analysis of the Becontree property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.