Model valuation£417,0008 Busby Close
Local market context
8 Hoe Lane, Abridge, Romford, RM4 1AX
1 planning record
Estimated value
£455,000
- Against RM4 1AX's recent median (£440,000)+3%
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
4
From EPC
Floor area
88 m²
947 sq ft
Energy rating
C
Score 79
Council tax
Band D
Tenure
Social Rental
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
£455,000
- Against RM4 1AX's recent median (£440,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Hoe Lane is modelled from its 88 m² EPC floor area, the absence of a 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
88 m² from the EPC lodged in April 2025
Sales of this home
No sale recorded since 1995
Recent sales in RM4 1AX
5 sales, median £440,000 (2026–2010)
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 | 1 application | 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.
8 Hoe Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 RM4 1AX: £440,000 (2026–2010).
Nearby sales in RM4 1AX
What this page doesn't show
1 potential issue has already been flagged for 8 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 8 Hoe Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Hoe Lane is a semi-detached house in Abridge, Romford, Romford (RM4 1AX). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (April 2025) shows a C (score 79), near the top of the C band. When first surveyed in June 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Average. The recommended improvements would push it to B (score 86).
One planning record on file: tree works approved in 2017. Past consents include tree works, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 8 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.
Current Certificate(1 of 2)
Apr 2025
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 2 April 2035
Property Improvements
Changes detected from historical EPC data
Apr 2025from Jun 2014
EPC improved fromD59toC79
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
42%86%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Hoe Lane, Abridge, Romford, RM4 1AX, sourced from the PlanIt planning register.
1 application on record at 8 Hoe Lane, Abridge, Romford, RM4 1AX
1decisions8documents2nearby
- Mar 2017Tree WorksTreesOutcome in report
TPO/EPF/02/94 G1. T1, T2 + T3 Oak - 1.5m Crown reduction
- Documents
- 8 docs on file
- Reference
- EPF/0091/17
Unlock 8 Hoe Lane, Abridge, Romford, RM4 1AX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hoe Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Hoe Lane outperforms the street on epc rating by a wide margin.
EPC Rating
79 (C)
Street avg 63 (D)
Floor Area
88 m²
Street avg 93 m²
CO₂ Emissions
2.4 t/year
Street avg 3.9 t/year
Habitable Rooms
4 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 CPre-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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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 8 Hoe Lane is modelled from its 88 m² EPC floor area, the absence of a 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. No sale is recorded for 8 Hoe Lane, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 8 Hoe Lane was lodged in April 2025 at band C and is valid until April 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 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
- 8 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 8 Hoe Lane, Abridge, Romford, RM4 1AX. Each answer is also embedded as structured data for search engines.
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