Model valuation£417,0008 Busby Close
Local market context
8 King Edward Road, Romford, RM1 2DH
Estimated value
£393,000
- Since the 2003 sale (£174,000)+126%
- Against RM1 2DH's recent median (£280,000)+40%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
76 m²
818 sq ft
Energy rating
D
Score 68
Council tax
Band C
Tenure
Private 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
£393,000
- Against its 2003 sale (£174,000)+126%
- Against RM1 2DH's recent median (£280,000)+40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 King Edward Road is modelled from its 76 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2DH. 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
76 m² from the EPC lodged in March 2024
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in RM1 2DH
5 sales, median £280,000 (2024–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2024 | 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.
8 King Edward Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 November 2003Most recent
£174,000
Median price across the last 5 sales in RM1 2DH: £280,000 (2024–2007).
Nearby sales in RM1 2DH
What this page doesn't show
2 potential issues have already been flagged for 8 King Edward Road, Romford, RM1 2DH. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 8 King Edward Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 King Edward Road is a two-bedroom mid-terrace house in Romford (RM1 2DH). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (March 2024) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2009. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Poor to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 87), a 2-band jump.
Held since November 2003 — that's 23 years off the open market, well above the local norm. Today's modelled estimate of £393,000 sits 125.9% above the 2003 sale of £174,000.
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
Outside
- Private gardenYes
Building
- Central heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 King Edward Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
Pick your report · from £14.99
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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)
Mar 2024
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Rented
Certificate validity
Valid until 18 March 2034
Property Improvements
Changes detected from historical EPC data
Mar 2024from Sept 2009
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
SecondaryFull Double
Windows upgraded, improving insulation
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
42%86%
More low energy lighting installed
Planning history
Applications and permits filed against 8 King Edward Road, Romford, RM1 2DH, sourced from the PlanIt planning register.
8 King Edward Road has no planning applications on record.
10
But the area is active
10 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other King Edward Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 8 King Edward Road runs comfortably ahead of the street norm.
Price per m²
£2,289
Street avg £2,766
Floor Area
76 m²
Street avg 89 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.9 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
0.2 km
Romford Station — bus stop.
Closest school
0.7 km
Concordia Academy. 37 schools nearby.
Nearest schools
- Concordia AcademyPrimary709m
- Hylands Primary SchoolPrimary759m
- The Frances Bardsley Academy for GirlsSecondary847m
- The Mawney Foundation SchoolPrimary1.0km
Nearest stops
- Romford StationBus stop160m
- Albert Road Heath ParkBus stop166m
- Romford StationBus stop214m
- Albert Road Heath ParkBus stop239m
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 2DH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.5dB
Night-time· 23:00 – 07:00
44.5dB
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 centuryMid-Terrace HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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 8 King Edward Road is modelled from its 76 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2DH. 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 8 King Edward Road. 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 8 King Edward Road was lodged in March 2024 at band D and is valid until March 2034. 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 8 King Edward Road. 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 37 schools and 30 stops listed are measured in a straight line from RM1 2DH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 King Edward Road 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 8 King Edward Road, Romford, RM1 2DH. Each answer is also embedded as structured data for search engines.
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- Every home in RM1 2DHSold prices, values and energy ratings for the postcode
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- 8 King Edward Road, Romford valuationHow the estimate is built and what moves it
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