Model valuation£417,0008 Busby Close
Local market context
2 Manor Close, Romford, RM1 2RB
Estimated value
£458,000
- Since the 2015 sale (£295,000)+55%
- Against RM1 2RB's recent median (£160,000)+186%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
81 m²
872 sq ft
Energy rating
E
Score 53
Council tax
Band D
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
£458,000
- Against its 2015 sale (£295,000)+55%
- Against RM1 2RB's recent median (£160,000)+186%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Manor Close is modelled from its 81 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 2RB. 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
81 m² from the EPC lodged in May 2025
Sales of this home
2 sales recorded, the latest in 2015
Recent sales in RM1 2RB
3 sales, median £160,000 (2018–1995)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2018 | 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
9 April 2015Most recent
£295,000
+58.2%over 12 years4 February 2003
£186,500
Median price across the last 3 sales in RM1 2RB: £160,000 (2018–1995).
What this page doesn't show
2 potential issues have already been flagged for 2 Manor Close, Romford, RM1 2RB. 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 2 Manor Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Manor Close is a semi-detached house in Romford (RM1 2RB). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (May 2025) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2014. Between certificates, wall efficiency went from Very Poor to Poor; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 88), a 3-band jump.
Across 2003–2015, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £458,000 sits 55.3% above the 2015 sale of £295,000. 11 years since the last transfer (April 2015).
Before you decide
Everything you need to know about 2 Manor 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
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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.
Current Certificate(1 of 2)
May 2025
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Rented
Certificate validity
Valid until 6 May 2035
Property Improvements
Changes detected from historical EPC data
May 2025from Jun 2014
Heating Controls
Prog + StatThermostat
Heating controls changed
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
80%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Manor Close, Romford, RM1 2RB, sourced from the PlanIt planning register.
2 Manor 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 Manor Close homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Manor Close runs well behind the street norm.
EPC Rating
53 (E)
Street avg 65 (D)
Floor Area
81 m²
Street avg 83 m²
CO₂ Emissions
4.9 t/year
Street avg 3.4 t/year
Habitable Rooms
4 rooms
Street avg 4 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
Manor Road Romford — bus stop.
Closest school
0.5 km
The Frances Bardsley Academy for Girls. 32 schools nearby.
Nearest schools
- The Frances Bardsley Academy for GirlsSecondary460m
- Hylands Primary SchoolPrimary528m
- Squirrels Heath Primary SchoolPrimary718m
- Gidea Park Primary SchoolPrimary822m
Nearest stops
- Manor Road RomfordBus stop100m
- Fairholme AvenueBus stop273m
- Princes Road Heath ParkBus stop323m
- Albert Road Heath ParkBus stop407m
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 2RB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
39.9dB
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 centurySemi-Detached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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 2 Manor Close is modelled from its 81 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 2RB. 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 2 Manor 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 2 Manor Close was lodged in May 2025 at band E and is valid until May 2035. 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 2 Manor 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 32 schools and 30 stops listed are measured in a straight line from RM1 2RB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Manor 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 2 Manor Close, Romford, RM1 2RB. Each answer is also embedded as structured data for search engines.
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