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22 Angel Way, Romford, RM1 1JH

Estimated value

£194,000

  • Since the 2011 sale (£92,500)+110%
  • Against RM1 1JH's recent median (£212,000)-8%

Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 3rd
Bedrooms
2
Floor area
78 m²
840 sq ft
Energy rating
D
Score 56
Council tax
Band B
Tenure
Private Rental
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Valuation

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

£194,000

  • Against its 2011 sale (£92,500)+110%
  • Against RM1 1JH's recent median (£212,000)-8%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Angel Way is modelled from its 78 m² EPC floor area, its 2 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

    78 m² from the EPC lodged in March 2018

  • Sales of this home

    2 sales recorded, the latest in 2011

  • Recent sales in RM1 1JH

    5 sales, median £212,000 (2022–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

22 Angel Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 21 January 2011Most recent

    £92,500

    +23.3%over 8 years

  2. 15 January 2003

    £75,000

Median price across the last 5 sales in RM1 1JH: £212,000 (2022–2020).

Risks

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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Overview

About 22 Angel Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 Angel Way is a two-bedroom mid-terrace house in Romford (RM1 1JH). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (March 2018) shows a D (score 56), a step below the typical UK home. When first surveyed in October 2008 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Poor, window efficiency went from Average to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 79). Main heating runs on electricity. At 78 m² this is the 21st 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. Other recorded features include a balcony.

Held since January 2011 — that's 16 years off the open market, well above the local norm. Across 2003–2011, sale prices on this property compounded at 2.7% per year. Today's modelled estimate of £194,000 sits 109.7% above the 2011 sale of £92,500. On a £-per-square-foot basis, the last sale (£110/sq ft) was about 18% below the postcode norm. At 78 m² it's 20% larger than the typical home in the postcode (65 m² median across 21 EPCs).

Specifications

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

Outside

  • ParkingOff street
  • BalconyYes

Building

  • ConciergeYes
  • RefurbishedYes
Before you decide

Everything you need to know about 22 Angel Way

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Mar 2018

EPC Rating

A
B
C
D
D56
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
5.4 t/year
Occupancy
Rented

Certificate validity

Valid until 16 March 2028

1 year remaining

Property Improvements

Changes detected from historical EPC data

May 2011from Oct 2008
Windows
AverageGood

Window efficiency improved

Low Energy Lighting
20%100%

More low energy lighting installed

Mar 2018from May 2011
EPC improved fromF33toD56
Hot Water
AverageVery Poor

Hot water efficiency decreased

Roof
Very PoorPoor

Roof insulation improved

Planning

Planning history

Applications and permits filed against 22 Angel Way, Romford, RM1 1JH, sourced from the PlanIt planning register.

22 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.

On the street

Versus other Angel Way homes

Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.

22 Angel Way is notably below the street on co₂ emissions.

Price per m²

£1,186

Street avg £2,550

Below

Floor Area

78 m²

Street avg 67 m²

Strongly above

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

5.4 t/year

Street avg 2.7 t/year

Strongly below
Area

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.
Full Romford report

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.

Noise

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 road noise heatmap for RM1 1JH

Daytime· 07:00 – 23:00

56.1dB

Moderate
Night-time road noise heatmap for RM1 1JH

Night-time· 23:00 – 07:00

47.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th century3rd Floor FlatEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £820 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£197k

12 Malt House Place

RM1 1AR

2 bed1 bath
£190k

10 Malt House Place

RM1 1AR

2 bed1 bath
£184k

11 Malt House Place

RM1 1AR

2 bed
£217k

1 Malt House Place

RM1 1AR

2 bed1 bath
£361k

12 Gloucester Road

RM1 1QJ

3 bed
£375k

10 Gloucester Road

RM1 1QJ

3 bed1 bath
£401k

1 Gloucester Road

RM1 1QJ

3 bed1 bath
£461k

11 Gloucester Road

RM1 1QJ

3 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 22 Angel Way is modelled from its 78 m² EPC floor area, its 2 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. 2 sales are recorded for 22 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 22 Angel Way was lodged in March 2018 at band D and is valid until March 2028. 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 22 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
22 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Angel Way, Romford, RM1 1JH. Each answer is also embedded as structured data for search engines.

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