118b, Gubbins Lane, Romford, RM3 0DR
About 118b
118b is an end-of-terrace house in Romford (RM3 0DR). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1991-1995 and council tax band B. At 48 m² this is the 6th 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 (October 2019) shows a C (score 71). Earlier certificates rated it B (September 2009); the latest reading is one band lower. Between certificates, lighting went from Poor to Average; while window efficiency dropped from Good to Average.
At 48 m² it sits well below the postcode median (78 m² across 13 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 72% above the typical sold price in the postcode. Last sale on file: £225,000 in December 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 118b
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
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
118b has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at 118b
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 landed in the post-pandemic price surge — useful context when reading the figure.
£240,000
Modelled from EPC, postcode comparables.
£225,000
Recorded with HM Land Registry.
Sales timeline
17 December 2021Most recent
£225,000
Median price across the last 5 sales in RM3 0DR: £450,000 (2024–2015).
Everything we know about 118b, 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
118b outperforms the street on epc rating by a wide margin.
Price per m²
£4,688
Street avg £4,069
Floor Area
48 m²
Street avg 45 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 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