Model valuation£417,0008 Busby Close
Local market context
Aishah Lodge, Flat 7, Aveley Road, Romford, RM1 4GF
Estimated value
£256,000
- Since the 2023 sale (£249,000)+3%
- Against RM1 4GF's recent median (£210,000)+22%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 2nd
Bedrooms
2
Bathroom
1
Floor area
66 m²
710 sq ft
Energy rating
C
Score 77
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
£256,000
- Against its 2023 sale (£249,000)+3%
- Against RM1 4GF's recent median (£210,000)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Aishah Lodge is modelled from its 66 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 4GF. 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
66 m² from the EPC lodged in March 2019
Sales of this home
2 sales recorded, the latest in 2023
Recent sales in RM1 4GF
5 sales, median £210,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
Latest sale on Aishah Lodge was the highest on Land Registry record across the postcode.
Sales timeline
17 March 2023Most recent
£249,000
+79.1%over 10 years27 September 2012
£139,000
Median price across the last 5 sales in RM1 4GF: £210,000 (2025–2021).
Nearby sales in RM1 4GF
Aishah Lodge, Flat 4, Aveley Road, Romford, RM1 4GF
Sold Mar 2025
£200,000Aishah Lodge, Flat 5, Aveley Road, Romford, RM1 4GF
Sold May 2023
£210,000Aishah Lodge, Flat 3, Aveley Road, Romford, RM1 4GF
Sold Dec 2021
£245,000Aishah Lodge, Flat 6, Aveley Road, Romford, RM1 4GF
Sold Jan 2015
£186,000Aishah Lodge, Flat 2, Aveley Road, Romford, RM1 4GF
Sold Oct 2014
£167,000
What this page doesn't show
2 potential issues have already been flagged for Aishah Lodge, Flat 7, Aveley Road, Romford, RM1 4GF. 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 Aishah Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Aishah Lodge is a two-bedroom semi-detached house in Romford (RM1 4GF). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to 2003-2006 and council tax band C. At 66 m² this is the largest unit on EPC record across Aishah Lodge (41–66 m²). The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (March 2019) shows a C (score 77), near the top of the C band.
At 66 m² the property is well over the postcode median (48 m² across 6 EPCs), placing it in the larger end of the local stock. Across 2012–2023, sale prices on this property compounded at 5.7% per year. Most recent transfer: March 2023 at £249,000.
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
- Dining roomYes
Outside
- ParkingAllocated
Building
- ConciergeYes
Before you decide
Everything you need to know about Aishah Lodge
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.
Current Certificate
Mar 2019EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 March 2029
Planning history
Applications and permits filed against Aishah Lodge, Flat 7, Aveley Road, Romford, RM1 4GF, sourced from the PlanIt planning register.
Aishah Lodge has no planning applications on record.
13
But the area is active
13 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Aveley Road homes
Four headline reads against 6 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, Aishah Lodge stands well clear of the street.
Price per m²
£3,773
Street avg £4,098
Floor Area
66 m²
Street avg 48 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
1.6 t/year
Street avg 1.1 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.
Crime
299/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
The Avenue (RM1) — bus stop.
Closest school
0.3 km
St Edward's Church of England Voluntary Aided Primary School. 35 schools nearby.
Nearest schools
- St Edward's Church of England Voluntary Aided Primary SchoolPrimary269m
- St Peter's Catholic Primary SchoolPrimary317m
- The Mawney Foundation SchoolPrimary438m
- Parklands Primary SchoolPrimary794m
Nearest stops
- The Avenue (RM1)Bus stop54m
- The Avenue (RM1)Bus stop65m
- Romford MarketBus stop245m
- Romford Bus GarageBus stop270m
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 4GF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
45.6dB
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 century2nd Floor FlatEPC 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.
£253k
Centurion Court, Apartment 11, 2 Seymer Road
RM1 4LB
Flat2 bed1 bath
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Aishah Lodge, Flat 6, Aveley Road
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Flat2 bed1 bath
£239k
Centurion Court, Apartment 10, 2 Seymer Road
RM1 4LB
Flat2 bed1 bath
£236k
Centurion Court, Apartment 1, 2 Seymer Road
RM1 4LB
Flat2 bed
£217k
Aishah Lodge, Flat 5, Aveley Road
RM1 4GF
Flat1 bed1 bath
£215k
Aishah Lodge, Flat 4, Aveley Road
RM1 4GF
Flat1 bed1 bath
£213k
Aishah Lodge, Flat 2, Aveley Road
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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 Aishah Lodge is modelled from its 66 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM1 4GF. 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. 2 sales are recorded for Aishah Lodge. 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 Aishah Lodge was lodged in March 2019 at band C and is valid until March 2029. 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 Aishah Lodge. 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 35 schools and 30 stops listed are measured in a straight line from RM1 4GF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Aishah Lodge 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 Aishah Lodge, Flat 7, Aveley Road, Romford, RM1 4GF. Each answer is also embedded as structured data for search engines.
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