Model valuation£417,0008 Busby Close
Local market context
2 Angel Way, Romford, RM1 1JH
5 sales on record
Estimated value
£216,000
- Since the 2021 sale (£218,000)-1%
- Against RM1 1JH's recent median (£208,500)+4%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
3
From EPC
Floor area
60 m²
646 sq ft
Energy rating
C
Score 69
Council tax
Band B
Tenure
Social Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£216,000
- Against its 2021 sale (£218,000)-1%
- Against RM1 1JH's recent median (£208,500)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Angel Way is modelled from its 60 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM1 1JH. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
60 m² from the EPC lodged in October 2021
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in RM1 1JH
5 sales, median £208,500 (2022–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Latest sale on 2 Angel Way was the highest on Land Registry record across the postcode.
Sales timeline
23 September 2021Most recent
£218,000
+10.7%over 4 years30 March 2017
£197,000
+97.0%over 13 years7 August 2003
£99,995
+100.0%over 3 years10 March 2000
£50,000
+22.0%22 December 1999
£41,000
Median price across the last 5 sales in RM1 1JH: £208,500 (2022–2017).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 2 Angel Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Angel Way is an end-of-terrace house in Romford (RM1 1JH). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1950-1966 and council tax band B. At 60 m² this is the smallest unit on EPC record across the building (60–80 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (October 2021) shows a C (score 69), just inside the C band. When first surveyed in August 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor.
Sold September 2021 for £218,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2021, sale prices on this property compounded at 8% per year. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 160.1% above the typical sold price in the postcode.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 3)
Oct 2021
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 25 October 2031
Property Improvements
Changes detected from historical EPC data
May 2021from Aug 2009
EPC improved fromE51toC75
Heating Controls
Prog + StatProg + TRVs
Heating controls changed
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against 2 Angel Way, Romford, RM1 1JH, sourced from the PlanIt planning register.
2 Angel Way has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Angel Way homes
Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Angel Way runs comfortably ahead of the street norm.
Price per m²
£3,633
Street avg £2,306
Floor Area
60 m²
Street avg 67 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.4 t/year
Street avg 2.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Romford district page.
Rail-style transport is unusually close for this postcode.
Crime
299/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
North Street Romford — bus stop.
Closest school
0.3 km
The Mawney Foundation School. 35 schools nearby.
Nearest schools
- The Mawney Foundation SchoolPrimary349m
- St Edward's Church of England Voluntary Aided Primary SchoolPrimary646m
- Concordia AcademyPrimary677m
- St Peter's Catholic Primary SchoolPrimary731m
Nearest stops
- North Street RomfordBus stop153m
- Mawney Road (RM1)Bus stop158m
- Olive StreetBus stop263m
- Romford MarketBus stop288m
Most reported crime locally
- Violence & Sexual Offences1,302 reports27%
- Anti-social Behaviour917 reports19%
- Shoplifting548 reports11%
- Public Order359 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RM1 1JH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.1dB
Night-time· 23:00 – 07:00
47.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Mid 20th century2nd Floor FlatEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 Angel Way is modelled from its 60 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM1 1JH. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 5 sales are recorded for 2 Angel Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 2 Angel Way was lodged in October 2021 at band C and is valid until October 2031. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Angel Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 35 schools and 30 stops listed are measured in a straight line from RM1 1JH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Angel Way is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Angel Way, Romford, RM1 1JH. Each answer is also embedded as structured data for search engines.
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