Model valuation£417,0008 Busby Close
Local market context
13 Campbell Close, Romford, RM1 4SA
3 sales on record
Estimated value
£775,000
- Since the 2021 sale (£742,000)+4%
- Against RM1 4SA's recent median (£460,000)+68%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
143 m²
1539 sq ft
Energy rating
C
Score 69
Council tax
Band G
Tenure
Private Rental
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
£775,000
- Against its 2021 sale (£742,000)+4%
- Against RM1 4SA's recent median (£460,000)+68%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Campbell Close is modelled from its 143 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RM1 4SA. 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
143 m² from the EPC lodged in August 2025
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RM1 4SA
5 sales, median £460,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 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 13 Campbell Close was the highest on Land Registry record across the postcode.
Sales timeline
23 February 2021Most recent
£742,000
+48.4%over 7 years6 December 2013
£499,995
+53.8%over 9 years2 June 2004
£325,000
Median price across the last 5 sales in RM1 4SA: £460,000 (2025–2018).
Nearby sales in RM1 4SA
What this page doesn't show
2 potential issues have already been flagged for 13 Campbell Close, Romford, RM1 4SA. 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 13 Campbell Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Campbell Close is a four-bedroom detached house in Romford (RM1 4SA). It has a recorded floor area of 143 m² (around 1539 sq ft), construction records dating it to 1991-1995 and council tax band G. The latest certificate (August 2025) shows a C (score 69), just inside the C band. The rating has held steady at C across 3 certificates since February 2013. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Poor.
At 143 m² the property is well over the postcode median (100 m² across 11 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 73% of similar EPCs). Across 2004–2021, sale prices on this property compounded at 5.1% per year. On a £-per-square-foot basis, the last sale (£482/sq ft) was about 33.5% above the typical sold price in the postcode. Sold February 2021 for £742,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms3
Before you decide
Everything you need to know about 13 Campbell Close
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(1 of 3)
Aug 2025
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.3 t/year
Occupancy
Rented
Certificate validity
Valid until 28 August 2035
Property Improvements
Changes detected from historical EPC data
Jan 2014from Feb 2013
Low Energy Lighting
57%24%
Low energy lighting percentage decreased
Aug 2025from Jan 2014
Heating Controls
FullProg + Stat
Heating controls changed
Low Energy Lighting
24%100%
More low energy lighting installed
Renewable Energy
NoneSolar PV
Solar PV panels (30 kWp) installed
Planning history
Applications and permits filed against 13 Campbell Close, Romford, RM1 4SA, sourced from the PlanIt planning register.
13 Campbell Close 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 Campbell Close homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 13 Campbell Close stands well clear of the street.
Price per m²
£5,189
Street avg £3,890
Floor Area
143 m²
Street avg 103 m²
Habitable Rooms
7 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
299/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Campbell Close — bus stop.
Closest school
0.3 km
Bower Park Academy. 20 schools nearby.
Nearest schools
- Bower Park AcademySecondary304m
- Rise Park Junior SchoolPrimary706m
- Rise Park Infant SchoolPrimary706m
- Clockhouse Primary SchoolPrimary1.2km
Nearest stops
- Campbell CloseBus stop95m
- Chase Cross RoadBus stop112m
- Helmsdale RoadBus stop128m
- Garry WayBus stop167m
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 4SA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.7dB
Night-time· 23:00 – 07:00
39.9dB
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
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Late 20th centuryDetached HouseEPC C
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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.
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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 13 Campbell Close is modelled from its 143 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RM1 4SA. 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. 3 sales are recorded for 13 Campbell Close. 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 13 Campbell Close was lodged in August 2025 at band C and is valid until August 2035. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Campbell Close. 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 20 schools and 30 stops listed are measured in a straight line from RM1 4SA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Campbell Close is in council tax band G. 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 13 Campbell Close, Romford, RM1 4SA. Each answer is also embedded as structured data for search engines.
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