Model valuation£417,0008 Busby Close
Local market context
2 Ayr Way, Romford, RM1 4UB
2 planning records
Estimated value
£562,000
- Since the 2022 sale (£575,000)-2%
- Against RM1 4UB's recent median (£562,000)0%
Newest record on this page: February 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
97 m²
1044 sq ft
Energy rating
E
Score 53
Council tax
Band E
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
£562,000
- Against its 2022 sale (£575,000)-2%
- Against RM1 4UB's recent median (£562,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Ayr Way is modelled from its 97 m² EPC floor area, its 2 recorded sales 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
97 m² from the EPC lodged in February 2019
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in RM1 4UB
5 sales, median £562,000 (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 2 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
17 July 2022Most recent
£575,000
+35.3%over 4 years27 July 2017
£425,000
Median price across the last 5 sales in RM1 4UB: £562,000 (2026–2021).
What this page doesn't show
2 potential issues have already been flagged for 2 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 2 Ayr Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Ayr Way is a three-bedroom semi-detached house in Romford (RM1 4UB). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (February 2019) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since December 2016. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Good and lighting went from Average to Very Good. The recommended improvements would lift it to C (score 71), a 2-band jump. Other recorded features include outbuildings.
At 97 m² it's 21.8% smaller than the typical home in the postcode (124 m² median across 9 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2017–2022, sale prices on this property compounded at 6.3% per year. On a £-per-square-foot basis, the last sale (£551/sq ft) was about 126.5% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused. Sold July 2022 for £575,000. 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
- Bedrooms3
- Bathrooms1
Outside
- Private gardenRear
- ParkingOff road
- OutbuildingsYes
Before you decide
Everything you need to know about 2 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.
2 Ayr Way sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Feb 2019
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 February 2029
Property Improvements
Changes detected from historical EPC data
Feb 2019from Dec 2016
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
36%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Ayr Way, Romford, RM1 4UB, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
2 applications on record at 2 Ayr Way, Romford, RM1 4UB
0decisions2extensions11documents13nearby
- Nov 2017ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
single storey rear extension with an overall depth of 6 metres, a maximum height of 2.85 metres, and an eaves height of 2.53 metres. (PRIOR APPROVAL)
- Documents
- 2 docs on file
- Reference
- Y0377.17
- More recent applications — locked
- Loft ConversionDec 2017Decision
Unlock 2 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 2 applications on this property in full, plus 13 notable nearby
- The 11 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.
2 Ayr Way is notably below the street on epc rating.
Price per m²
£5,928
Street avg £4,347
Floor Area
97 m²
Street avg 119 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.6 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
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 ESolid (non-cavity) wallsPermanent outbuildings
Because the property has solid (non-cavity) walls and has permanent outbuildings, 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 2 Ayr Way is modelled from its 97 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 2 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 2 Ayr Way was lodged in February 2019 at band E and is valid until February 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 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
- 2 Ayr Way is in council tax band E. 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 2 Ayr Way, Romford, RM1 4UB. Each answer is also embedded as structured data for search engines.
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