Model valuation£417,0008 Busby Close
Local market context
7 Abbey Close, Romford, RM1 2QN
3 sales on record
Estimated value
£400,000
- Since the 2013 sale (£220,000)+82%
- Against RM1 2QN's recent median (£350,000)+14%
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
End terrace
Bedrooms
2
Floor area
61 m²
657 sq ft
Energy rating
C
Score 69
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
£400,000
- Against its 2013 sale (£220,000)+82%
- Against RM1 2QN's recent median (£350,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 7 Abbey Close is modelled from its 61 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RM1 2QN. 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
61 m² from the EPC lodged in March 2013
Sales of this home
3 sales recorded, the latest in 2013
Recent sales in RM1 2QN
5 sales, median £350,000 (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 | 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.
7 Abbey Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
17 July 2013Most recent
£220,000
+18.9%over 6 years8 August 2006
£184,995
+12.1%over 3 years10 April 2003
£165,000
Median price across the last 5 sales in RM1 2QN: £350,000 (2025–2006).
What this page doesn't show
2 potential issues have already been flagged for 7 Abbey Close, Romford, RM1 2QN. 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
One time fee only - money back guarantee
About 7 Abbey Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
7 Abbey Close is a two-bedroom end-of-terrace house in Romford (RM1 2QN). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (March 2013) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 91). The latest certificate is from March 2013, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.
Across 2003–2013, sale prices on this property compounded at 2.8% per year. Today's modelled estimate of £400,000 sits 81.8% above the 2013 sale of £220,000. Last changed hands 13 years ago, in July 2013.
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
- ParkingOff street
- Cul-de-sacYes
Before you decide
Everything you need to know about 7 Abbey Close
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
One time fee only - money back guarantee
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.
7 Abbey Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Mar 2023
Current Certificate
Mar 2013EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 March 2023
Planning history
Applications and permits filed against 7 Abbey Close, Romford, RM1 2QN, sourced from the PlanIt planning register.
7 Abbey Close 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 Abbey Close homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 7 Abbey Close runs well behind the street norm.
Price per m²
£3,607
Street avg £4,278
Floor Area
61 m²
Street avg 70 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.3 t/year
Street avg 2.4 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
Albert Road Romford — bus stop.
Closest school
0.4 km
Hylands Primary School. 33 schools nearby.
Nearest schools
- Hylands Primary SchoolPrimary425m
- The Frances Bardsley Academy for GirlsSecondary471m
- Squirrels Heath Primary SchoolPrimary941m
- Gidea Park Primary SchoolPrimary1.1km
Nearest stops
- Albert Road RomfordBus stop218m
- Princes Road Heath ParkBus stop253m
- Albert Road Heath ParkBus stop279m
- Albert Road Heath ParkBus stop314m
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 2QN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
41.5dB
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 2 HomeBuyer Report
Late 20th centuryEnd-Terrace HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 7 Abbey Close is modelled from its 61 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RM1 2QN. 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. 3 sales are recorded for 7 Abbey Close. 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 7 Abbey Close was lodged in March 2013 at band C and expired in March 2023, 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. None is matched to 7 Abbey Close. 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 33 schools and 30 stops listed are measured in a straight line from RM1 2QN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 7 Abbey Close 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 7 Abbey Close, Romford, RM1 2QN. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RM1 2QNSold prices, values and energy ratings for the postcode
- RM 1 property marketPrices, postcodes, schools and transport across the district
- 7 Abbey Close, Romford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales