Model valuation£417,0008 Busby Close
Local market context
8 Cedric Avenue, Romford, RM1 4JL
Estimated value
£642,000
- Since the 2011 sale (£415,000)+55%
- Against RM1 4JL's recent median (£535,000)+20%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
129 m²
1387 sq ft
Energy rating
E
Score 44
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
£642,000
- Against its 2011 sale (£415,000)+55%
- Against RM1 4JL's recent median (£535,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Cedric Avenue is modelled from its 129 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 4JL. 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
129 m² from the EPC lodged in February 2011
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in RM1 4JL
5 sales, median £535,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
8 Cedric Avenue valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 September 2011Most recent
£415,000
Median price across the last 5 sales in RM1 4JL: £535,000 (2025–2019).
What this page doesn't show
2 potential issues have already been flagged for 8 Cedric Avenue, Romford, RM1 4JL. 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
One time fee only - money back guarantee
About 8 Cedric Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Cedric Avenue is a three-bedroom semi-detached house in Romford (RM1 4JL). It has a recorded floor area of 129 m² (around 1387 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (February 2011) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 55). The latest certificate is from February 2011, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history.
At 129 m² the property is well over the postcode median (95 m² across 11 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). Today's modelled estimate of £642,000 sits 54.7% above the 2011 sale of £415,000. On a £-per-square-foot basis, the last sale (£299/sq ft) was about 20.6% below the postcode norm. On the market in September 2011 and unlisted since — roughly 15 years.
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
- Bedrooms3
- Dining roomYes
- CloakroomYes
- StudyYes
Outside
- Private gardenYes
- GarageDetached
Building
- Central heatingYes
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 Cedric Avenue
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.
8 Cedric Avenue's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Feb 2021
Current Certificate
Feb 2011EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
9.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 3 February 2021
Planning history
Applications and permits filed against 8 Cedric Avenue, Romford, RM1 4JL, sourced from the PlanIt planning register.
8 Cedric Avenue 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 Cedric Avenue homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 8 Cedric Avenue runs comfortably ahead of the street norm.
Price per m²
£3,220
Street avg £4,996
Floor Area
129 m²
Street avg 99 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
9.1 t/year
Street avg 5.1 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
0.2 km
Parkland Avenue — bus stop.
Closest school
0.3 km
St Peter's Catholic Primary School. 31 schools nearby.
Nearest schools
- St Peter's Catholic Primary SchoolPrimary350m
- St Edward's Church of England Voluntary Aided Primary SchoolPrimary372m
- Marshalls Park AcademySecondary392m
- Parklands Primary SchoolPrimary661m
Nearest stops
- Parkland AvenueBus stop224m
- Havering DriveBus stop293m
- Pettits Lane RomfordBus stop309m
- Marshalls Park AcademyBus stop420m
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 4JL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
41.4dB
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
Early 20th centurySemi-Detached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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 8 Cedric Avenue is modelled from its 129 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 4JL. 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 8 Cedric Avenue. 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 8 Cedric Avenue was lodged in February 2011 at band E and expired in February 2021, 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 8 Cedric Avenue. 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 31 schools and 30 stops listed are measured in a straight line from RM1 4JL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Cedric Avenue 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 8 Cedric Avenue, Romford, RM1 4JL. Each answer is also embedded as structured data for search engines.
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- Every home in RM1 4JLSold prices, values and energy ratings for the postcode
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