Model valuation£417,0008 Busby Close
Local market context
2 Francombe Gardens, Romford, RM1 2TH
Estimated value
£692,000
- Since the 2016 sale (£475,000)+46%
- Against RM1 2TH's recent median (£610,000)+13%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
104 m²
1119 sq ft
Energy rating
C
Score 74
Council tax
Band F
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
£692,000
- Against its 2016 sale (£475,000)+46%
- Against RM1 2TH's recent median (£610,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Francombe Gardens is modelled from its 104 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2TH. 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
104 m² from the EPC lodged in March 2026
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in RM1 2TH
5 sales, median £610,000 (2025–1996)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Sales timeline
11 February 2016Most recent
£475,000
Median price across the last 5 sales in RM1 2TH: £610,000 (2025–1996).
What this page doesn't show
2 potential issues have already been flagged for 2 Francombe Gardens, Romford, RM1 2TH. 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 Francombe Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Francombe Gardens is a four-bedroom detached house in Romford (RM1 2TH). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (March 2026) shows a C (score 74). The rating has held steady at C across 2 certificates since June 2015. This certificate was lodged in the last six months, so the rating reflects current condition.
11 years since the last transfer (February 2016). At 104 m² it's 25.7% smaller than the typical home in the postcode (140 m² median across 3 EPCs). 4 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £692,000 is 45.7% above the 2016 sale price.
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
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageYes
Building
- Central heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 2 Francombe Gardens
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Mar 2026
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 March 2036
Property Improvements
Changes detected from historical EPC data
Mar 2026from Jun 2015
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Low Energy Lighting
59%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Francombe Gardens, Romford, RM1 2TH, sourced from the PlanIt planning register.
2 Francombe Gardens 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 Francombe Gardens homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Francombe Gardens outperforms the street on epc rating by a wide margin.
EPC Rating
74 (C)
Street avg 64 (D)
Floor Area
104 m²
Street avg 151 m²
CO₂ Emissions
2.8 t/year
Street avg 5.8 t/year
Habitable Rooms
6 rooms
Street avg 8 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
Frances Bardsley Academy — bus stop.
Closest school
0.2 km
The Frances Bardsley Academy for Girls. 32 schools nearby.
Nearest schools
- The Frances Bardsley Academy for GirlsSecondary216m
- Hylands Primary SchoolPrimary363m
- Squirrels Heath Primary SchoolPrimary522m
- Gidea Park Primary SchoolPrimary1.0km
Nearest stops
- Frances Bardsley AcademyBus stop129m
- Princes Road Heath ParkBus stop242m
- Osborne Road / Brentwood RoadBus stop248m
- Fairholme AvenueBus stop298m
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 2TH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
38.7dB
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 centuryDetached 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 2 Francombe Gardens is modelled from its 104 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 2TH. 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 2 Francombe Gardens. 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 Francombe Gardens was lodged in March 2026 at band C and is valid until March 2036. 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 Francombe Gardens. 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 2TH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Francombe Gardens is in council tax band F. 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 Francombe Gardens, Romford, RM1 2TH. Each answer is also embedded as structured data for search engines.
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