85, Western Road, EN9 2QH

85 Western Road is a 84 m² / 904 sq ft semi-detached home in Nazeing. It sold for £380,000 in March 2020. Indexed forward to today's value, that sale is roughly £415k. Recent local prices imply a broad valuation context of £356k to £459k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
£380,000 on Mar 2020

*This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.

Internal area
84 square metres (904 square feet) according to latest EPC inspection
Price per internal area

This property sold for £4,523 per square metre (£420 per square foot) in Mar 2020. Indexed forward to today's value, this is roughly £4,939 per square metre (£459 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Mar 2020 £380,000 £4,524 £414,901 £4,939

Calculated using the latest EPC internal area of 84 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 £414,901. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Nazeing are now selling for between £4,240 and £5,460 per square metre (£393 and £507 per square foot). Based on an internal area of 84 m², this implies a valuation between £356,000 and £459,000. 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
3
Type
Semi-detached
Council tax band
E
Plot size
200 square metres (2,153 square feet) - map showing freehold boundary lines
Company ownership
Title number
EX52476
Tenure
Freehold
Title address
85 Western Road, Nazeing, Waltham Abbey
Owner
EPPING FOREST DISTRICT COUNCIL
Proprietor address: Civic Offices, High Street, Epping CM16 4BZ
Price paid on title: £380,000
Ownership record added to Land Registry's corporate ownership dataset 27 Aug 2021
Social housing indicators

This property has been flagged on the basis of:

  • Land Registry records the owner as Epping Forest District Council (a Regulator of Social Housing registered provider).
EPC Inspections
Summary:
12 August 2020 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Social rental
Property type:
Semi-Detached House , has 4 habitable rooms. Estimated year built 1950 to 1966
Area:
81 sqm (872 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, no insulation. Heating: Boiler and radiators, mains gas.
Summary:
16 January 2020 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Owner-occupied
Property type:
Semi-Detached House , has 5 habitable rooms. Estimated year built 1950 to 1966
Area:
84 sqm (904 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, no insulation (assumed). Heating: Boiler and radiators, mains gas.
Frequently asked questions

85 Western Road 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 £414,901.
  • Based on an internal area of 84 m² and recent prices in Nazeing, this implies a lower and upper quartile range from £356,000 to £459,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 85 Western Road last sold for £380,000 in March 2020.

HouseMetric shows 85 Western Road as 84 m² (904 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 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 12 August 2020. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 85 Western Road was in council tax band E. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

85 Western Road is in postcode EN9 2QH, in Nazeing. You can also view HouseMetric's sold-price page for Western Road, EN9 2QH or analysis of the Nazeing 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.