Model valuation£417,0008 Busby Close
Local market context
22a, Regarth Avenue, Romford, RM1 1TH
Estimated value
£254,000
- Since the 2021 sale (£335,000)-24%
- Against RM1 1TH's recent median (£226,248)+12%
Newest record on this page: April 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Habitable rooms
6
From EPC
Floor area
103 m²
1109 sq ft
Energy rating
D
Score 68
Council tax
Band C
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
£254,000
- Against its 2021 sale (£335,000)-24%
- Against RM1 1TH's recent median (£226,248)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22a is modelled from its 103 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 1TH. 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
103 m² from the EPC lodged in April 2021
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in RM1 1TH
4 sales, median £226,248 (2021–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2021 | 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 2005.
Sales timeline
26 March 2021Most recent
£335,000
+121.9%over 15 years17 July 2005
£151,000
Median price across the last 4 sales in RM1 1TH: £226,248 (2021–2002).
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 22a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22a is a semi-detached house in Romford (RM1 1TH). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (April 2021) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (December 2018); the latest reading is one band lower. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 81), a 2-band jump. At 103 m² this is the 36th smallest of 37 units on EPC record in the building, where floor areas span 62–103 m². The building's EPC ratings span E to C across 37 units on file.
Across 2005–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £254,000 is 24.2% below the 2021 sale of £335,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. At 103 m² the property is well over the postcode median (68 m² across 36 EPCs), placing it in the larger end of the local stock. Sold March 2021 for £335,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about 22a
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Apr 2021
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Rented
Certificate validity
Valid until 28 April 2031
Property Improvements
Changes detected from historical EPC data
Apr 2021from Dec 2018
EPC improved fromC72toD68
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22a, Regarth Avenue, Romford, RM1 1TH, sourced from the PlanIt planning register.
22a 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 Regarth Avenue homes
Four headline reads against 35 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 22a stands well clear of the street.
Price per m²
£3,252
Street avg £3,579
Floor Area
103 m²
Street avg 69 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
3.8 t/year
Street avg 3.4 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
Romford Station — bus stop.
Closest school
0.4 km
Concordia Academy. 41 schools nearby.
Nearest schools
- Concordia AcademyPrimary394m
- The Mawney Foundation SchoolPrimary854m
- Hylands Primary SchoolPrimary1.0km
- The Frances Bardsley Academy for GirlsSecondary1.1km
Nearest stops
- Romford StationBus stop154m
- Romford Rail StationRailway station176m
- Rom Valley WayBus stop183m
- Romford StationBus stop189m
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 1TH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.8dB
Night-time· 23:00 – 07:00
46.3dB
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 century1st 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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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 22a is modelled from its 103 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 1TH. 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 22a. 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 22a was lodged in April 2021 at band D and is valid until April 2031. 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 22a. 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 41 schools and 30 stops listed are measured in a straight line from RM1 1TH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22a is in council tax band C. 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 22a, Regarth Avenue, Romford, RM1 1TH. Each answer is also embedded as structured data for search engines.
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