Model valuation£417,0008 Busby Close
Local market context
20 Angel Way, Romford, RM1 1JH
Estimated value
£224,000
- Since the 2006 sale (£103,000)+117%
- Against RM1 1JH's recent median (£212,000)+6%
Newest record on this page: February 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 03
Bedrooms
2
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
D
Score 65
Council tax
Band B
Tenure
Owner Occupied
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
£224,000
- Against its 2006 sale (£103,000)+117%
- Against RM1 1JH's recent median (£212,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Angel Way is modelled from its 72 m² EPC floor area, its 1 recorded sale 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
72 m² from the EPC lodged in February 2023
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in RM1 1JH
5 sales, median £212,000 (2022–2020)
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.
20 Angel Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
3 April 2006Most recent
£103,000
Median price across the last 5 sales in RM1 1JH: £212,000 (2022–2020).
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 20 Angel Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Angel Way is a two-bedroom mid-terrace house in Romford (RM1 1JH). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (February 2023) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2015. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to C (score 79). At 72 m² this is the 18th smallest of 22 units on EPC record in the building, where floor areas span 60–80 m². The building's EPC ratings span E to C across 22 units on file.
Held since April 2006 — that's 20 years off the open market, well above the local norm. Today's modelled estimate of £224,000 sits 117.5% above the 2006 sale of £103,000.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
Building
- Central heatingYes
Before you decide
Everything you need to know about 20 Angel Way
The true value, the hidden risks and the full sale history, in one report.
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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 2)
Feb 2023
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 February 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from Mar 2015
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Low Energy Lighting
62%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Angel Way, Romford, RM1 1JH, sourced from the PlanIt planning register.
20 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.
Floor Area for 20 Angel Way runs comfortably ahead of the street norm.
Price per m²
£1,431
Street avg £2,526
Floor Area
72 m²
Street avg 67 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 2.8 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
Get a survey for this property
Level 3 Building Survey
Late 20th century3rd Floor FlatEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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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1 Gloucester Road
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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 20 Angel Way is modelled from its 72 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 20 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 20 Angel Way was lodged in February 2023 at band D and is valid until February 2033. 2 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 20 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
- 20 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 20 Angel Way, Romford, RM1 1JH. Each answer is also embedded as structured data for search engines.
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- Every home in RM1 1JHSold prices, values and energy ratings for the postcode
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