Model valuation£417,0008 Busby Close
Local market context
2b, Gloucester Road, Romford, RM1 1QJ
Estimated value
£419,000
- Since the 2018 sale (£437,000)-4%
- Against RM1 1QJ's recent median (£412,000)+2%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
97 m²
1044 sq ft
Energy rating
D
Score 56
Council tax
Band D
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
£419,000
- Against its 2018 sale (£437,000)-4%
- Against RM1 1QJ's recent median (£412,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2b is modelled from its 97 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 1QJ. 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
97 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in RM1 1QJ
5 sales, median £412,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | 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.
Sale price has at least doubled since 2009.
Sales timeline
14 October 2018Most recent
£437,000
+103.3%over 8 years27 October 2009
£215,000
Median price across the last 5 sales in RM1 1QJ: £412,000 (2025–2020).
Nearby sales in RM1 1QJ
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 2b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2b is a semi-detached house in Romford (RM1 1QJ). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (August 2020) shows a D (score 56), a step below the typical UK home. When first surveyed in August 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Average to Good and main heating went from Average to Good. The recommended improvements would push it to C (score 76).
At 97 m² it's 21.3% larger than the typical home in the postcode (80 m² median across 15 EPCs). Across 2009–2018, sale prices on this property compounded at 8.2% per year. On a £-per-square-foot basis, the last sale (£419/sq ft) was about 61.8% above the typical sold price in the postcode. Last sale on file: £437,000 in October 2018.
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Everything you need to know about 2b
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)
Aug 2020
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 August 2030
Property Improvements
Changes detected from historical EPC data
Aug 2020from Aug 2009
EPC improved fromE42toD56
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Planning history
Applications and permits filed against 2b, Gloucester Road, Romford, RM1 1QJ, sourced from the PlanIt planning register.
2b 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 Gloucester Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 2b stands well clear of the street.
Price per m²
£4,505
Street avg £3,572
Floor Area
97 m²
Street avg 87 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 4.3 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
0.1 km
Thurloe Gardens — bus stop.
Closest school
0.5 km
Concordia Academy. 39 schools nearby.
Nearest schools
- Concordia AcademyPrimary549m
- Hylands Primary SchoolPrimary849m
- The Frances Bardsley Academy for GirlsSecondary968m
- The Mawney Foundation SchoolPrimary1.0km
Nearest stops
- Thurloe GardensBus stop149m
- Romford StationBus stop189m
- Romford StationBus stop205m
- Brentwood RoadBus stop220m
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 1QJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.3dB
Night-time· 23:00 – 07:00
45.5dB
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
Early 20th centurySemi-Detached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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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Start your researchHow to read this page
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 2b is modelled from its 97 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 1QJ. 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 2b. 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 2b was lodged in August 2020 at band D and is valid until August 2030. 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 2b. 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 39 schools and 30 stops listed are measured in a straight line from RM1 1QJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2b is in council tax band D. 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 2b, Gloucester Road, Romford, RM1 1QJ. Each answer is also embedded as structured data for search engines.
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