Model valuation£417,0008 Busby Close
Local market context
5 Holgate Court, Western Road, Romford, RM1 3JS
1 planning record
Estimated value
£174,000
- Since the 2020 sale (£275,000)-37%
Newest record on this page: March 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 1
Floor area
40 m²
431 sq ft
Energy rating
D
Score 57
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
£174,000
- Against its 2020 sale (£275,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Holgate Court is modelled from its 40 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 3JS. 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
40 m² from the EPC lodged in March 2021
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RM1 3JS
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
7 June 2020Most recent
£275,000
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 5 Holgate Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Holgate Court is a mid-terrace house in Romford (RM1 3JS). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 2021. At 40 m² this is the 2nd smallest of 7 units on EPC record in the building, where floor areas span 39–42 m². The latest certificate (March 2021) shows a D (score 57), a step below the typical UK home. Main heating runs on electricity: electricity, unspecified tariff.
Today's modelled estimate of £174,000 is 36.7% below the 2020 sale of £275,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. Last sale on file: £275,000 in June 2020. One historical planning record sits against the property in 2018.
Before you decide
Everything you need to know about 5 Holgate 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
Mar 2021EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 March 2031
Planning history
Applications and permits filed against 5 Holgate Court, Western Road, Romford, RM1 3JS, sourced from the PlanIt planning register.
1 application on record at 5 Holgate Court, Western Road, Romford, RM1 3JS
0decisions4documents2nearby
Flagged:Change of use
- Sept 2018Change of UseOutlineOutcome in report
Prior Approval change of Use from Class B1a (office) to Class C3 (dwelling house) providing 3 x No 1 bedroom apartments. (PRIOR APPROVAL)
- Documents
- 4 docs on file
- Reference
- J0025.18
Unlock 5 Holgate Court, Western Road, Romford, RM1 3JS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 2 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Holgate Court homes
Three headline reads against 6 similar flats on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 5 Holgate Court runs well behind the street norm.
EPC Rating
57 (D)
Street avg 62 (D)
Floor Area
40 m²
Street avg 40 m²
CO₂ Emissions
2.3 t/year
Street avg 2.0 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
Western Road — bus stop.
Closest school
0.7 km
Concordia Academy. 34 schools nearby.
Nearest schools
- Concordia AcademyPrimary656m
- The Mawney Foundation SchoolPrimary725m
- St Edward's Church of England Voluntary Aided Primary SchoolPrimary874m
- St Peter's Catholic Primary SchoolPrimary982m
Nearest stops
- Western RoadBus stop57m
- Western RoadBus stop82m
- Romford Rail StationRailway station181m
- Romford StationBus stop223m
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 3JS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.4dB
Night-time· 23:00 – 07:00
47.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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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.
£171k
1 Holgate Court, Western Road
RM1 3JS
£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
£205k
104 Lexicon Apartments, Mercury Gardens
RM1 3HG
Flat1 bed1 bath
£212k
105 Lexicon Apartments, Mercury Gardens
RM1 3HG
Flat1 bed
£213k
10 Watermans, Junction Road
RM1 3QZ
2 bed
£213k
102 Lexicon Apartments, Mercury Gardens
RM1 3HG
Flat1 bed
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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 5 Holgate Court is modelled from its 40 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 3JS. 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 5 Holgate 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 5 Holgate Court was lodged in March 2021 at band D and is valid until March 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 5 Holgate 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 34 schools and 30 stops listed are measured in a straight line from RM1 3JS, 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 5 Holgate Court, Western Road, Romford, RM1 3JS. Each answer is also embedded as structured data for search engines.
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- Every home in RM1 3JSSold prices, values and energy ratings for the postcode
- RM 1 property marketPrices, postcodes, schools and transport across the district
- 5 Holgate Court, Western Road, Romford valuationHow the estimate is built and what moves it
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