88, Lichfield Road, RM8 2AX

88 Lichfield Road is a 91 m² / 980 sq ft terraced home in Becontree. It sold for £125,000 in June 2002. Indexed forward to today's value, that sale is roughly £448k. Recent local prices imply a broad valuation context of £391k to £488k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
£125,000 on Jun 2002
Internal area
91 square metres (980 square feet) according to latest EPC inspection
Price per internal area

This property sold for £1,373 per square metre (£128 per square foot) in Jun 2002. Indexed forward to today's value, this is roughly £4,927 per square metre (£458 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Jun 2002 £125,000 £1,374 £448,391 £4,927

Calculated using the latest EPC internal area of 91 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 £448,391. 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 91 m², this implies a valuation between £391,000 and £488,000. 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
Terrace
Council tax band
C
Plot size
215 square metres (2,314 square feet) - map showing freehold boundary lines
EPC Inspections
Summary:
14 December 2013 - energy performance certificate grade E
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
None of the above
Tenure:
Owner-occupied
Property type:
End-Terrace House , has 5 habitable rooms. Estimated year built 1900 to 1929
Area:
91 sqm (980 square foot) total internal area
Comments:
Walls: Cavity wall, as built, no insulation (assumed). Roof: Pitched, 150 mm loft insulation. Heating: Boiler and radiators, mains gas.
Frequently asked questions

88 Lichfield 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 £448,391.
  • Based on an internal area of 91 m² and recent prices in Becontree, this implies a lower and upper quartile range from £391,000 to £488,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 88 Lichfield Road last sold for £125,000 in June 2002.

HouseMetric shows 88 Lichfield Road as 91 m² (980 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 E, from an inspection dated 14 December 2013. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 88 Lichfield Road was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

88 Lichfield Road is in postcode RM8 2AX, in Becontree. You can also view HouseMetric's sold-price page for Lichfield Road, RM8 2AX 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.