Model valuation£417,0008 Busby Close
Local market context
23 Holly Court, Dolphin Approach, Romford, RM1 3AP
Estimated value
£207,000
- Since the 2025 sale (£170,000)+22%
- Against RM1 3AP's recent median (£92,000)+125%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 04
Bedroom
1
Bathroom
1
Floor area
59 m²
635 sq ft
Energy rating
C
Score 72
Council tax
Band C
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
£207,000
- Against its 2025 sale (£170,000)+22%
- Against RM1 3AP's recent median (£92,000)+125%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Holly Court is modelled from its 59 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
59 m² from the EPC lodged in December 2022
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in RM1 3AP
5 sales, median £92,000 (2025–2018)
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.
23 Holly Court valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 July 2025Most recent
£170,000
Median price across the last 5 sales in RM1 3AP: £92,000 (2025–2018).
Nearby sales in RM1 3AP
8 Holly Court, Dolphin Approach, Romford, RM1 3AP
Sold Jul 2025
£84,00039 Holly Court, Dolphin Approach, Romford, RM1 3AP
Sold Sept 2019
£80,50016 Holly Court, Dolphin Approach, Romford, RM1 3AP
Sold Jul 2019
£200,0001 Holly Court, Dolphin Approach, Romford, RM1 3AP
Sold May 2018
£92,0002 Holly Court, Dolphin Approach, Romford, RM1 3AP
Sold Jun 2017
£90,000
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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About 23 Holly Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Holly Court is a one-bedroom mid-terrace house in Romford (RM1 3AP). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1996-2002 and council tax band C. At 59 m² this is the 20th 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 bottom. On EPC score it ranks last in the building (72 versus a best of 83). The latest certificate (December 2022) shows a C (score 72). Main heating runs on electricity.
At 59 m² the property is well over the postcode median (45 m² across 25 EPCs), placing it in the larger end of the local stock. Most recent transfer was July 2025 at £170,000 — fresh data. Today's modelled estimate of £207,000 is 21.8% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£268/sq ft) was about 31.3% above the typical sold price in the postcode.
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
- Bedrooms1
- Bathrooms1
Before you decide
Everything you need to know about 23 Holly Court
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate
Dec 2022EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 December 2032
Planning history
Applications and permits filed against 23 Holly Court, Dolphin Approach, Romford, RM1 3AP, sourced from the PlanIt planning register.
23 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.
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 epc rating, 23 Holly Court runs well behind the street norm.
Price per m²
£2,881
Street avg £2,568
Floor Area
59 m²
Street avg 49 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.8 t/year
Street avg 1.0 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
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.
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· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.9dB
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
Late 20th centuryMid Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£205k
104 Lexicon Apartments, Mercury Gardens
RM1 3HG
Flat1 bed1 bath
£212k
105 Lexicon Apartments, Mercury Gardens
RM1 3HG
Flat1 bed
£213k
102 Lexicon Apartments, Mercury Gardens
RM1 3HG
Flat1 bed
£189k
1 Tudor Mews, Eastern Road
RM1 3QF
1 bed
£152k
10 Holly Court, Dolphin Approach
RM1 3AP
1 bed1 bath
£150k
1 Admiral Lodge, Western Road
RM1 3LN
1 bed1 bath
£136k
1 Holly Court, Dolphin Approach
RM1 3AP
1 bed1 bath
£213k
10 Watermans, Junction Road
RM1 3QZ
2 bed
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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 23 Holly Court is modelled from its 59 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 23 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 23 Holly Court was lodged in December 2022 at band C and is valid until December 2032. 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 23 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
- 23 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Holly Court, Dolphin Approach, Romford, RM1 3AP. Each answer is also embedded as structured data for search engines.
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- Every home in RM1 3APSold prices, values and energy ratings for the postcode
- RM 1 property marketPrices, postcodes, schools and transport across the district
- 23 Holly Court, Dolphin Approach, Romford valuationHow the estimate is built and what moves it
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