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22 Holly Court, Dolphin Approach, Romford, RM1 3AP

EPC B

Estimated value

£154,000

  • Since the 2007 sale (£116,250)+32%
  • Against RM1 3AP's recent median (£92,000)+67%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 3rd
Habitable rooms
2
From EPC
Floor area
42 m²
452 sq ft
Energy rating
B
Score 81
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£154,000

  • Against its 2007 sale (£116,250)+32%
  • Against RM1 3AP's recent median (£92,000)+67%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Holly Court is modelled from its 42 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 3AP. 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

    42 m² from the EPC lodged in August 2013

  • Sales of this home

    1 sale recorded, the latest in 2007

  • Recent sales in RM1 3AP

    5 sales, median £92,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

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 at the peak of the pre-credit-crunch market — a high-water reference point.

Sales timeline

  1. 16 October 2007Most recent

    £116,250

Median price across the last 5 sales in RM1 3AP: £92,000 (2025–2018).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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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Overview

About 22 Holly Court

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 Holly Court is a mid-terrace house in Romford (RM1 3AP). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 2007 onwards and council tax band C. The latest certificate (August 2013) returns a B (score 81), comfortably above the UK average. The latest certificate is from August 2013, so improvements made since then won't be reflected. At 42 m² this is the 6th smallest of 26 units on EPC record in the building, where floor areas span 38–65 m². The building's EPC ratings span C to B, with this unit at the top.

Untraded for 19 years, with the last transfer in October 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £154,000 is 32.5% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£257/sq ft) was about 26.2% above the typical sold price in the postcode.

Before you decide

Everything you need to know about 22 Holly Court

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

22 Holly Court's carbon output is low for the local stock.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 05 Aug 2023

Current Certificate
Aug 2013

EPC Rating

A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
0.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 5 August 2023

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 22 Holly Court, Dolphin Approach, Romford, RM1 3AP, sourced from the PlanIt planning register.

22 Holly Court has no planning applications on record.

2

But the area is active

2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Holly Court homes

Four headline reads against 25 similar flats on this street, drawn from the latest EPC and Land Registry data.

On years held, 22 Holly Court stands well clear of the street.

Price per m²

£2,768

Street avg £2,576

Above

Floor Area

42 m²

Street avg 49 m²

Below

Habitable Rooms

2 rooms

Street avg 2 rooms

On par

CO₂ Emissions

0.9 t/year

Street avg 1.1 t/year

Above
Area

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.
Full Romford report

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

Romford Police Station — bus stop.

Closest school

0.6 km

St Edward's Church of England Voluntary Aided Primary School. 33 schools nearby.

Nearest schools

  • St Edward's Church of England Voluntary Aided Primary SchoolPrimary560m
  • St Peter's Catholic Primary SchoolPrimary675m
  • Gidea Park Primary SchoolPrimary720m
  • The Mawney Foundation SchoolPrimary804m

Nearest stops

  • Romford Police StationBus stop108m
  • Mercury GardensBus stop121m
  • Romford MarketBus stop180m
  • Romford MarketBus stop348m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RM1 3AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RM1 3AP

Daytime· 07:00 – 23:00

54.7dB

Low
Night-time road noise heatmap for RM1 3AP

Night-time· 23:00 – 07:00

45.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st century3rd Floor FlatEPC B

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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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£152k

10 Holly Court, Dolphin Approach

RM1 3AP

1 bed1 bath
£150k

1 Admiral Lodge, Western Road

RM1 3LN

1 bed1 bath
£171k

1 Holgate Court, Western Road

RM1 3JS

£136k

1 Holly Court, Dolphin Approach

RM1 3AP

1 bed1 bath
£189k

1 Tudor Mews, Eastern Road

RM1 3QF

1 bed
£205k

104 Lexicon Apartments, Mercury Gardens

RM1 3HG

Flat1 bed1 bath
£112k

10 Admiral Lodge, Western Road

RM1 3LN

1 bed
£212k

105 Lexicon Apartments, Mercury Gardens

RM1 3HG

Flat1 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 22 Holly Court is modelled from its 42 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 3AP. 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 22 Holly Court. 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 22 Holly Court was lodged in August 2013 at band B and expired in August 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Holly Court. 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 3AP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
22 Holly Court is in council tax band C. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Holly Court, Dolphin Approach, Romford, RM1 3AP. Each answer is also embedded as structured data for search engines.

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