Model valuation£417,0008 Busby Close
Local market context
12 Hoe Lane, Abridge, Romford, RM4 1AX
Estimated value
£492,000
- Since the 2026 sale (£440,000)+12%
- Against RM4 1AX's recent median (£325,000)+51%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
79 m²
850 sq ft
Energy rating
G
Score 13
Council tax
Band D
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
£492,000
- Against its 2026 sale (£440,000)+12%
- Against RM4 1AX's recent median (£325,000)+51%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Hoe Lane is modelled from its 79 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM4 1AX. 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
79 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2026
Recent sales in RM4 1AX
5 sales, median £325,000 (2021–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
12 Hoe Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 March 2026Most recent
£440,000
Median price across the last 5 sales in RM4 1AX: £325,000 (2021–2010).
What this page doesn't show
1 potential issue has already been flagged for 12 Hoe Lane, Abridge, Romford, RM4 1AX. The detail, evidence and what to ask about it are in the Risks 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
One time fee only - money back guarantee
About 12 Hoe Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Hoe Lane is a semi-detached house in Abridge, Romford, Romford (RM4 1AX). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2025) shows a G (score 13), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 97), a 6-band jump. Main heating runs on house coal.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. A recent sale: £440,000 in March 2026. Today's modelled estimate of £492,000 is 11.8% above the 2026 sale price. On a £-per-square-foot basis, the last sale (£517/sq ft) was about 66.2% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 12 Hoe Lane
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
12 Hoe Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jun 2025EPC Rating
A
B
C
D
E
F
G
G13
Main Heating
Electric
Main Fuel
—
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 June 2035
Planning history
Applications and permits filed against 12 Hoe Lane, Abridge, Romford, RM4 1AX, sourced from the PlanIt planning register.
12 Hoe Lane has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Hoe Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 12 Hoe Lane runs well behind the street norm.
EPC Rating
13 (G)
Street avg 69 (D)
Floor Area
79 m²
Street avg 94 m²
CO₂ Emissions
5.2 t/year
Street avg 3.6 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
33/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Field Close — bus stop.
Closest school
0.1 km
Lambourne Primary School. 7 schools nearby.
Nearest schools
- Lambourne Primary SchoolPrimary110m
- Debden Park High SchoolSecondary2.0km
- Thomas Willingale Primary School and NurseryPrimary2.3km
- St John Fisher Catholic Primary SchoolPrimary2.3km
Nearest stops
- Field CloseBus stop112m
- Log Cabin CafeBus stop156m
- The Blue BoarBus stop213m
- Roding HallBus stop284m
Most reported crime locally
- Violence & Sexual Offences163 reports38%
- Anti-social Behaviour47 reports11%
- Vehicle Crime45 reports10%
- Criminal Damage & Arson41 reports10%
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 RM4 1AX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.7dB
Night-time· 23:00 – 07:00
42.5dB
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
Victorian-eraSemi-Detached HouseEPC GPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Church Terrace, Church Lane, Stapleford Abbotts
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£462k
1 Church Lane, Abridge
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£452k
1 Fir Trees, Abridge
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1 Abridge Mews, Market Place, Abridge
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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 12 Hoe Lane is modelled from its 79 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM4 1AX. 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. 1 sale is recorded for 12 Hoe Lane. 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 12 Hoe Lane was lodged in June 2025 at band G and is valid until June 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Hoe Lane. 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 13 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from RM4 1AX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Hoe Lane is in council tax band D. 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 12 Hoe Lane, Abridge, Romford, RM4 1AX. Each answer is also embedded as structured data for search engines.
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- Every home in RM4 1AXSold prices, values and energy ratings for the postcode
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- 12 Hoe Lane, Abridge, Romford valuationHow the estimate is built and what moves it
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