Model valuation£417,0008 Busby Close
Local market context
25 Manor Road, Romford, RM1 2RA
1 planning record
Estimated value
£801,000
- Since the 2021 sale (£725,000)+10%
- Against RM1 2RA's recent median (£425,000)+88%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
3
Floor area
204 m²
2196 sq ft
Energy rating
D
Score 62
Council tax
Band E
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
£801,000
- Against its 2021 sale (£725,000)+10%
- Against RM1 2RA's recent median (£425,000)+88%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Manor Road is modelled from its 204 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 2RA. 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
204 m² from the EPC lodged in November 2021
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in RM1 2RA
5 sales, median £425,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
Latest sale on 25 Manor Road was the highest on Land Registry record across the postcode.
Sales timeline
20 December 2021Most recent
£725,000
+105.1%over 10 years6 July 2011
£353,500
Median price across the last 5 sales in RM1 2RA: £425,000 (2025–2021).
What this page doesn't show
2 potential issues have already been flagged for 25 Manor Road, Romford, RM1 2RA. 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 25 Manor Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Manor Road is a four-bedroom semi-detached house in Romford (RM1 2RA). It has a recorded floor area of 204 m² (around 2196 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (November 2021) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in April 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 77). Period features are noted in the property record.
At 204 m² the property is well over the postcode median (82 m² across 35 EPCs), placing it in the larger end of the local stock. 4 bedrooms is on the larger side for this postcode, where 3 is the typical count. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. Across 2011–2021, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £801,000 is 10.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£330/sq ft) was about 57% above the typical sold price in the postcode. Most recent transfer: December 2021 at £725,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- ParkingOff street
Building
- Period featuresYes
Before you decide
Everything you need to know about 25 Manor 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.
25 Manor Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2021
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from Apr 2010
EPC improved fromE53toD62
Heating Controls
FullProg + Stat
Heating controls changed
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
18%80%
More low energy lighting installed
Planning history
Applications and permits filed against 25 Manor Road, Romford, RM1 2RA, sourced from the PlanIt planning register.
25 Manor Road has an approved side and rear extension on the planning record.
1 application on record at 25 Manor Road, Romford, RM1 2RA
1decisions1extensions7documents10nearby
- Oct 2015ExtensionFullOutcome in report
Extension: Side and rear of property
Ground/first floor side extension & ground floor rear extension.
- Documents
- 7 docs on file
- Reference
- P1019.15
Unlock 25 Manor Road, Romford, RM1 2RA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 10 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Manor Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 25 Manor Road stands well clear of the street.
Price per m²
£3,554
Street avg £3,049
Floor Area
204 m²
Street avg 129 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
9.1 t/year
Street avg 5.7 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
0.1 km
Manor Road Romford — bus stop.
Closest school
0.5 km
The Frances Bardsley Academy for Girls. 33 schools nearby.
Nearest schools
- The Frances Bardsley Academy for GirlsSecondary455m
- Hylands Primary SchoolPrimary538m
- Squirrels Heath Primary SchoolPrimary678m
- Gidea Park Primary SchoolPrimary806m
Nearest stops
- Manor Road RomfordBus stop91m
- Fairholme AvenueBus stop229m
- Princes Road Heath ParkBus stop338m
- Frances Bardsley AcademyBus stop398m
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 2RA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
39.5dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,360 · 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 25 Manor Road is modelled from its 204 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 2RA. 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 25 Manor 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 25 Manor Road was lodged in November 2021 at band D and is valid until November 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. 1 application is matched to 25 Manor 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 33 schools and 30 stops listed are measured in a straight line from RM1 2RA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Manor Road is in council tax band E. 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 25 Manor Road, Romford, RM1 2RA. Each answer is also embedded as structured data for search engines.
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