Model valuation£417,0008 Busby Close
Local market context
82a, Victoria Road, Romford, RM1 2LA
Estimated value
£279,000
- Since the 2006 sale (£220,000)+27%
- Against RM1 2LA's recent median (£125,000)+123%
Newest record on this page: February 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
41 m²
441 sq ft
Energy rating
D
Score 66
Council tax
Band A
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
£279,000
- Against its 2006 sale (£220,000)+27%
- Against RM1 2LA's recent median (£125,000)+123%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 82a is modelled from its 41 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2LA. 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
41 m² from the EPC lodged in February 2021
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in RM1 2LA
2 sales, median £125,000 (2002–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2006 | 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.
Sales timeline
14 September 2006Most recent
£220,000
Median price across the last 2 sales in RM1 2LA: £125,000 (2002–2001).
Nearby sales in RM1 2LA
What this page doesn't show
2 potential issues have already been flagged for 82a, Victoria Road, Romford, RM1 2LA. 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 82a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
82a is a mid-terrace house in Romford (RM1 2LA). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1930-1949 and council tax band A. At 41 m² this is the smallest unit on EPC record across the building (41–80 m²). The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (February 2021) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in August 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 73).
Untraded for 20 years, with the last transfer in September 2006. At 41 m² it sits well below the postcode median (61 m² across 5 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £279,000 is 26.8% above the 2006 sale price.
Before you decide
Everything you need to know about 82a
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.
Current Certificate(1 of 2)
Feb 2021
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 19 February 2031
Property Improvements
Changes detected from historical EPC data
Feb 2021from Aug 2010
EPC improved fromE50toD66
Windows
AverageGood
Window efficiency improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 82a, Victoria Road, Romford, RM1 2LA, sourced from the PlanIt planning register.
82a 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 Victoria Road homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
82a is notably below the street on floor area.
EPC Rating
66 (D)
Street avg 72 (C)
Floor Area
41 m²
Street avg 61 m²
CO₂ Emissions
2.0 t/year
Street avg 2.0 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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
Albert Road Heath Park — bus stop.
Closest school
0.8 km
Concordia Academy. 34 schools nearby.
Nearest schools
- Concordia AcademyPrimary751m
- Hylands Primary SchoolPrimary774m
- The Frances Bardsley Academy for GirlsSecondary845m
- The Mawney Foundation SchoolPrimary1.0km
Nearest stops
- Albert Road Heath ParkBus stop101m
- Albert Road Heath ParkBus stop177m
- Romford StationBus stop180m
- Romford StationBus stop232m
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 2LA 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 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.
£279k
1 Mercury Court, Victoria Road
RM1 2AB
2 bed2 bath
£256k
1 Albert Mews, Albert Road
RM1 2PD
1 bed1 bath
£250k
1 Kings Grove
RM1 2SU
3 bed
£243k
1 Kingsmead Mansions, Kingsmead Avenue
RM1 2BU
£332k
1 Broadfield Close
RM1 2QR
£234k
1 Lorraine Court, Victoria Road
RM1 2EA
£352k
1 Loom Grove
RM1 2BJ
£360k
1 Hearn Road
RM1 2DP
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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 82a is modelled from its 41 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2LA. 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 82a. 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 82a was lodged in February 2021 at band D and is valid until February 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 82a. 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 34 schools and 30 stops listed are measured in a straight line from RM1 2LA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 82a is in council tax band A. 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 82a, Victoria Road, Romford, RM1 2LA. Each answer is also embedded as structured data for search engines.
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