120b, Gubbins Lane, Romford, RM3 0DR
About 120b
120b is a two-bedroom semi-detached house in Romford (RM3 0DR). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1930-1949 and council tax band B. At 46 m² this is the 4th 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 across 14 units on file. The latest certificate (November 2012) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 76). The latest certificate is from November 2012, so improvements made since then won't be reflected.
Held since March 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2003–2008, sale prices on this property compounded at -3.1% per year. Today's modelled estimate of £269,000 sits 53.7% above the 2008 sale of £175,000. On a £-per-square-foot basis, the last sale (£353/sq ft) was about 46.7% above the typical sold price in the postcode. At 46 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 120b
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
- ParkingOff street
Building
- Heating systemGas
Energy performance
120b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Nov 2022
EPC Rating
Planning history
120b has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at 120b
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
120b saw 3 transfers in just over a decade — high turnover for the postcode.
£269,000
Modelled from EPC, postcode comparables and a sale-price growth of -3.1% per year over 5 years.
£175,000
Growth on file: -3.1% per year over 5 years.
Sales timeline
13 March 2008Most recent
£175,000
+16.7%over 1 year7 May 2006
£150,000
-26.8%over 3 years24 March 2003
£205,000
Median price across the last 5 sales in RM3 0DR: £450,000 (2024–2019).
Nearby sales in RM3 0DR
Everything we know about 120b, 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
EPC Rating for 120b lags the street by a wide margin.
Price per m²
£3,804
Street avg £4,290
Floor Area
46 m²
Street avg 46 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.1 t/year
Street avg 1.9 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