Model valuation£417,0008 Busby Close
Local market context
8 Wheatsheaf Road, Romford, RM1 2HJ
1 planning record
Estimated value
£510,000
- Since the 2016 sale (£380,000)+34%
- Against RM1 2HJ's recent median (£329,000)+55%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
5
Bathrooms
2
Floor area
98 m²
1055 sq ft
Energy rating
D
Score 56
Council tax
Band C
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
£510,000
- Against its 2016 sale (£380,000)+34%
- Against RM1 2HJ's recent median (£329,000)+55%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Wheatsheaf Road is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2HJ. 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
98 m² from the EPC lodged in February 2016
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in RM1 2HJ
5 sales, median £329,000 (2025–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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 Wheatsheaf Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 August 2016Most recent
£380,000
Median price across the last 5 sales in RM1 2HJ: £329,000 (2025–2006).
Nearby sales in RM1 2HJ
What this page doesn't show
2 potential issues have already been flagged for 8 Wheatsheaf Road, Romford, RM1 2HJ. 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 Wheatsheaf Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Wheatsheaf Road is a five-bedroom mid-terrace house in Romford (RM1 2HJ). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (February 2016) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from February 2016, so improvements made since then won't be reflected.
At 98 m² it's 27.3% larger than the typical home in the postcode (77 m² median across 4 EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £510,000 is 34.2% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£360/sq ft) was about 49.8% above the typical sold price in the postcode. On the market in August 2016 and unlisted since — roughly 10 years. One historical planning record sits against the property in 2024.
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
- Bedrooms5
- Bathrooms2
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 Wheatsheaf 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
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Feb 2026
Current Certificate
Feb 2016EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 February 2026
Planning history
Applications and permits filed against 8 Wheatsheaf Road, Romford, RM1 2HJ, sourced from the PlanIt planning register.
1 application on record at 8 Wheatsheaf Road, Romford, RM1 2HJ
0decisions6documents10nearby
Flagged:RetrospectiveHMO conversion
- Sept 2024HMOFullOutcome in report
Use as a 5 bed HMO (Retrospective)
Retrospective- Documents
- 6 docs on file
- Reference
- P0748.24
Unlock 8 Wheatsheaf Road, Romford, RM1 2HJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 10 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Wheatsheaf Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 8 Wheatsheaf Road stands well clear of the street.
Price per m²
£3,878
Street avg £4,007
Floor Area
98 m²
Street avg 82 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.2 t/year
Street avg 3.8 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
Thurloe Gardens — bus stop.
Closest school
0.6 km
Concordia Academy. 35 schools nearby.
Nearest schools
- Concordia AcademyPrimary644m
- Hylands Primary SchoolPrimary751m
- The Frances Bardsley Academy for GirlsSecondary872m
- St Mary's Catholic Primary SchoolPrimary1.1km
Nearest stops
- Thurloe GardensBus stop176m
- South Street RomfordBus stop201m
- Brentwood RoadBus stop206m
- Romford StationBus stop241m
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 2HJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.9dB
Night-time· 23:00 – 07:00
44.8dB
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 2 HomeBuyer Report
Early 20th centuryMid-Terrace HouseEPC D
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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 Wheatsheaf Road is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2HJ. 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 Wheatsheaf 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 Wheatsheaf Road was lodged in February 2016 at band D and expired in February 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 Wheatsheaf 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 35 schools and 30 stops listed are measured in a straight line from RM1 2HJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Wheatsheaf 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 Wheatsheaf Road, Romford, RM1 2HJ. Each answer is also embedded as structured data for search engines.
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