Model valuation£417,0008 Busby Close
Local market context
13 Kings Grove, Romford, RM1 2SU
Estimated value
£382,000
- Since the 2013 sale (£220,000)+74%
- Against RM1 2SU's recent median (£275,000)+39%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
75 m²
807 sq ft
Energy rating
C
Score 77
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
£382,000
- Against its 2013 sale (£220,000)+74%
- Against RM1 2SU's recent median (£275,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Kings Grove is modelled from its 75 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2SU. 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
75 m² from the EPC lodged in July 2023
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in RM1 2SU
5 sales, median £275,000 (2021–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2021 | 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.
13 Kings Grove valuation sits well clear of the typical sold price in this postcode.
Sales timeline
30 September 2013Most recent
£220,000
Median price across the last 5 sales in RM1 2SU: £275,000 (2021–2013).
What this page doesn't show
2 potential issues have already been flagged for 13 Kings Grove, Romford, RM1 2SU. 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 13 Kings Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Kings Grove is a two-bedroom mid-terrace house in Romford (RM1 2SU). It has a recorded floor area of 75 m² (around 807 sq ft) and construction records dating it to 2012 onwards. The latest certificate (July 2023) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (January 2013); the latest reading is one band lower. Between certificates, window efficiency dropped from Very Good to Good. The recommended improvements would lift it to A (score 92), a 2-band jump.
Today's modelled estimate of £382,000 sits 73.6% above the 2013 sale of £220,000. At 75 m² it's 17.2% larger than the typical home in the postcode (64 m² median across 11 EPCs). 13 years since the last transfer (September 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
- Bathrooms1
- CloakroomYes
Outside
- ParkingOff road
Before you decide
Everything you need to know about 13 Kings Grove
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)
Jul 2023
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Valid until 13 July 2033
Property Improvements
Changes detected from historical EPC data
Jul 2023from Jan 2013
EPC improved fromB84toC77
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 13 Kings Grove, Romford, RM1 2SU, sourced from the PlanIt planning register.
13 Kings Grove 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 Kings Grove homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 13 Kings Grove runs well behind the street norm.
Price per m²
£2,933
Street avg £3,024
Floor Area
75 m²
Street avg 76 m²
CO₂ Emissions
1.9 t/year
Street avg 2.2 t/year
Years Held
13 years
Street avg 14 years
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
Manor Road Romford — bus stop.
Closest school
0.5 km
The Frances Bardsley Academy for Girls. 31 schools nearby.
Nearest schools
- The Frances Bardsley Academy for GirlsSecondary514m
- Hylands Primary SchoolPrimary539m
- Squirrels Heath Primary SchoolPrimary841m
- Gidea Park Primary SchoolPrimary862m
Nearest stops
- Manor Road RomfordBus stop180m
- Albert Road Heath ParkBus stop283m
- Princes Road Heath ParkBus stop332m
- Albert Road Heath ParkBus stop353m
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 2SU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.4dB
Night-time· 23:00 – 07:00
41.1dB
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
21st centuryMid-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.
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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 13 Kings Grove is modelled from its 75 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2SU. 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 13 Kings Grove. 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 13 Kings Grove was lodged in July 2023 at band C and is valid until July 2033. 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 13 Kings Grove. 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 31 schools and 30 stops listed are measured in a straight line from RM1 2SU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 13 Kings Grove, Romford, RM1 2SU. Each answer is also embedded as structured data for search engines.
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