Model valuation£417,0008 Busby Close
Local market context
9 Manor Road, Romford, RM1 2RA
Estimated value
£574,000
- Since the 2022 sale (£450,000)+28%
- Against RM1 2RA's recent median (£425,000)+35%
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
5
Bathrooms
3
Floor area
172 m²
1851 sq ft
Energy rating
D
Score 64
Council tax
Band E
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
£574,000
- Against its 2022 sale (£450,000)+28%
- Against RM1 2RA's recent median (£425,000)+35%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Manor Road is modelled from its 172 m² EPC floor area, its 1 recorded sale 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
172 m² from the EPC lodged in November 2022
Sales of this home
1 sale recorded, the latest in 2022
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 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
27 March 2022Most recent
£450,000
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 9 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
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About 9 Manor Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Manor Road is a five-bedroom semi-detached house in Romford (RM1 2RA). It has a recorded floor area of 172 m² (around 1851 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (November 2022) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in June 2021 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 172 m² the property is well over the postcode median (82 m² across 35 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £574,000 is 27.6% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£243/sq ft) was about 16.7% above the typical sold price in the postcode. Most recent transfer: March 2022 at £450,000. 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
- Bedrooms5
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff street
Before you decide
Everything you need to know about 9 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.
9 Manor Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2022
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.7 t/year
Occupancy
Rented
Certificate validity
Valid until 30 November 2032
Property Improvements
Changes detected from historical EPC data
Nov 2022from Jun 2021
EPC improved fromF32toD64
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
PoorGood
Hot water efficiency improved
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
43%83%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Manor Road, Romford, RM1 2RA, sourced from the PlanIt planning register.
9 Manor 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 Manor Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
9 Manor Road is notably below the street on years held.
Price per m²
£2,616
Street avg £3,127
Floor Area
172 m²
Street avg 131 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.7 t/year
Street avg 5.8 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
0.1 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 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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 9 Manor Road is modelled from its 172 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 9 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 9 Manor Road was lodged in November 2022 at band D and is valid until November 2032. 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 9 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
- 9 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 9 Manor Road, Romford, RM1 2RA. Each answer is also embedded as structured data for search engines.
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- Every home in RM1 2RASold prices, values and energy ratings for the postcode
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