120a, Gubbins Lane, Romford, RM3 0DR
About 120a
120a is an end-of-terrace house in Romford (RM3 0DR). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1983-1990 and council tax band B. At 42 m² this is the smallest unit on EPC record across the building (42–179 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2018) shows a C (score 70). The rating has held steady at C across 3 certificates since December 2009. Between certificates, hot-water efficiency went from Average to Good; while lighting dropped from Very Good to Average.
At 42 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 120a
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
Hot water efficiency improved
Mechanical ventilation installed
Cavity wall insulation installed
Loft insulation upgraded to recommended levels
Low energy lighting percentage decreased
Ventilation system changed
Planning history
120a has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at 120a
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
120a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£221,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RM3 0DR: £450,000 (2024–2019).
Nearby sales in RM3 0DR
Everything we know about 120a, 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
Floor Area for 120a lags the street by a wide margin.
EPC Rating
70 (C)
Street avg 67 (D)
Floor Area
42 m²
Street avg 46 m²
CO₂ Emissions
1.8 t/year
Street avg 2.1 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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