118a, Gubbins Lane, Romford, RM3 0DR
About 118a
118a is a two-bedroom mid-terrace house in Romford (RM3 0DR). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1930-1949 and council tax band B. At 51 m² this is the 7th smallest of 14 units on EPC record in the building, where floor areas span 42–179 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2021) shows a C (score 70).
Untraded for 17 years, with the last transfer in April 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2004–2009, sale prices on this property compounded at -15.4% per year. Today's modelled estimate of £250,000 sits 100% above the 2009 sale of £125,000. At 51 m² it sits well below the postcode median (78 m² across 13 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 118a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
Outside
- DrivewayYes
Energy performance
EPC Rating
Planning history
118a has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at 118a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£250,000
Modelled from EPC, postcode comparables and a sale-price growth of -15.4% per year over 5 years.
£125,000
Growth on file: -15.4% per year over 5 years.
Sales timeline
23 April 2009Most recent
£125,000
-55.4%over 4 years24 June 2004
£279,995
Median price across the last 5 sales in RM3 0DR: £450,000 (2024–2019).
Nearby sales in RM3 0DR
Everything we know about 118a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Gubbins Lane homes
On price per m², 118a runs well behind the street norm.
Price per m²
£2,451
Street avg £4,628
Floor Area
51 m²
Street avg 45 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 t/year
Street avg 2.1 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Harold Wood Station — bus stop.
Closest school
0.7 km
Harold Court Primary School. 20 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
42.6dB