35a, Haydon Road, RM8 2PB
35a Haydon Road is a 71 m² / 764 sq ft terraced home in Becontree. It sold for £355,000 in May 2021. Indexed forward to today's value, that sale is roughly £410k. Recent local prices imply a broad valuation context of £311k to £381k based on its internal area. The Land Registry and EPC data was last updated 22 September 2026.
- Sale history
-
Date Paid price Annual growth After inflation May 2021 £355,000 2.9% 1.0% Sep 2016 £310,000 0.5% -0.5% May 2015 £308,000 * 6.3% 4.2% Sep 2008 £205,000 na na *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
- 71 square metres (764 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £5,000 per square metre (£465 per square foot) in May 2021. Indexed forward to today's value, this is roughly £5,776 per square metre (£537 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm May 2021 £355,000 £5,000 £410,129 £5,776 Sep 2016 £310,000 £4,366 £401,427 £5,654 May 2015 £308,000 £4,338 £488,957 £6,887 Sep 2008 £205,000 £2,887 £433,225 £6,102 Calculated using the latest EPC internal area of 71 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 £410,129. 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 £4,380 and £5,360 per square metre (£406 and £497 per square foot). Based on an internal area of 71 m², this implies a valuation between £311,000 and £381,000. 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
- na
- Type
- Terrace
- Council tax band
- na
- Plot size
- 152 square metres (1,636 square feet) - map showing freehold boundary lines
- Summary:
- 25 July 2026 - 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 2012 to 2021
- Area:
- 68 sqm (732 square foot) total internal area
- Comments:
- Walls: Cavity wall, as built, insulated (assumed). Roof: Pitched, insulated (assumed). Heating: Boiler and radiators, mains gas.
- Summary:
- 26 July 2016 - energy performance certificate grade B
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- new dwelling
- Tenure:
- Unknown
- Property type:
- Semi-Detached House Estimated year built None to None
- Area:
- 71 sqm (764 square foot) total internal area
- Comments:
- Heating: Boiler and radiators, mains gas.
35a Haydon 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 £410,129.
- Based on an internal area of 71 m² and recent prices in Becontree, this implies a lower and upper quartile range from £311,000 to £381,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.