Model valuation£417,0008 Busby Close
Local market context
16 Ayr Way, Romford, RM1 4UB
4 planning records
Estimated value
£536,000
- Since the 2023 sale (£520,000)+3%
- Against RM1 4UB's recent median (£570,000)-6%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
85 m²
915 sq ft
Energy rating
D
Score 57
Council tax
Band D
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
£536,000
- Against its 2023 sale (£520,000)+3%
- Against RM1 4UB's recent median (£570,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Ayr Way is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 4UB. 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
85 m² from the EPC lodged in April 2023
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in RM1 4UB
5 sales, median £570,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | 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.
16 Ayr Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 September 2023Most recent
£520,000
Median price across the last 5 sales in RM1 4UB: £570,000 (2026–2021).
What this page doesn't show
2 potential issues have already been flagged for 16 Ayr Way, Romford, RM1 4UB. 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 16 Ayr Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Ayr Way is a three-bedroom semi-detached house in Romford (RM1 4UB). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (April 2023) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 80).
4 planning records sit against the property, 0 approved, 0 refused, 2 pending. An active application for an extension is awaiting a decision. At 85 m² it sits well below the postcode median (124 m² across 9 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£568/sq ft) was about 126.4% above the typical sold price in the postcode. Sold September 2023 for £520,000.
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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 16 Ayr Way
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
Apr 2023EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 April 2033
Planning history
Applications and permits filed against 16 Ayr Way, Romford, RM1 4UB, sourced from the PlanIt planning register.
An application for a single-storey extension is currently awaiting a decision.
4 applications on record at 16 Ayr Way, Romford, RM1 4UB
4 live now0decisions4extensions22documents13nearby
Flagged:Demolition
- Jan 2026PorchFullOutcome in report
Single storey side extension and front porch following demolition of existing side garage
ExtensionDemolition- Documents
- 5 docs on file
- Reference
- P0097.26
- More recent applications — locked
- ExtensionMar 2026Decision
- Loft ConversionMar 2026Decision
+ 1 more application in the report
Unlock 16 Ayr Way, Romford, RM1 4UB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 4 applications on this property in full, plus 13 notable nearby
- The 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Ayr Way homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Ayr Way outperforms the street on price per m² by a wide margin.
Price per m²
£6,118
Street avg £4,323
Floor Area
85 m²
Street avg 120 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.5 t/year
Street avg 5.2 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
Heather Close — bus stop.
Closest school
0.2 km
Rise Park Junior School. 24 schools nearby.
Nearest schools
- Rise Park Junior SchoolPrimary159m
- Rise Park Infant SchoolPrimary159m
- Marshalls Park AcademySecondary675m
- Parklands Primary SchoolPrimary905m
Nearest stops
- Heather CloseBus stop191m
- Heather GardensBus stop209m
- Mashiters HillBus stop325m
- Mashiters HillBus stop384m
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 4UB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
41.7dB
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 BungalowEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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 16 Ayr Way is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM1 4UB. 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 16 Ayr Way. 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 16 Ayr Way was lodged in April 2023 at band D and is valid until April 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 16 Ayr Way. 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 24 schools and 30 stops listed are measured in a straight line from RM1 4UB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Ayr Way is in council tax band D. 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 16 Ayr Way, Romford, RM1 4UB. Each answer is also embedded as structured data for search engines.
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