Model valuation£417,0008 Busby Close
Local market context
12 Willow Tree Close, Abridge, Romford, RM4 1BL
5 sales on record
Estimated value
£574,000
- Since the 2021 sale (£502,000)+14%
- Against RM4 1BL's recent median (£447,000)+28%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
101 m²
1087 sq ft
Energy rating
D
Score 68
Council tax
Band F
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
£574,000
- Against its 2021 sale (£502,000)+14%
- Against RM4 1BL's recent median (£447,000)+28%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Willow Tree Close is modelled from its 101 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM4 1BL. 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
101 m² from the EPC lodged in September 2020
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in RM4 1BL
5 sales, median £447,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Sale price has at least doubled since 2001.
Sales timeline
17 June 2021Most recent
£502,000
+10.3%over 5 years5 January 2016
£455,000
+8.3%over 5 years31 March 2010
£420,000
+24.3%over 7 years20 December 2002
£338,000
+35.2%over 1 year27 August 2001
£250,000
Median price across the last 5 sales in RM4 1BL: £447,000 (2025–2022).
Nearby sales in RM4 1BL
11 Willow Tree Close, Abridge, Romford, RM4 1BL
Sold Oct 2025
£500,0004 Willow Tree Close, Abridge, Romford, RM4 1BL
Sold May 2025
£447,00026 Willow Tree Close, Abridge, Romford, RM4 1BL
Sold Apr 2023
£620,0007 Willow Tree Close, Abridge, Romford, RM4 1BL
Sold Jan 2023
£440,00017 Willow Tree Close, Abridge, Romford, RM4 1BL
Sold Jul 2022
£370,000
What this page doesn't show
2 potential issues have already been flagged for 12 Willow Tree Close, Abridge, Romford, RM4 1BL. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Environmental risk flaggedIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 12 Willow Tree Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Willow Tree Close is a three-bedroom detached house in Abridge, Romford, Romford (RM4 1BL). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (September 2020) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80).
At 101 m² the property is well over the postcode median (62 m² across 16 EPCs), placing it in the larger end of the local stock. Last sale on file: £502,000 in June 2021. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2001–2021, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £574,000 is 14.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£462/sq ft) was about 37% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms2
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- GarageYes
Before you decide
Everything you need to know about 12 Willow Tree Close
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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
Sept 2020EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 September 2030
Planning history
Applications and permits filed against 12 Willow Tree Close, Abridge, Romford, RM4 1BL, sourced from the PlanIt planning register.
12 Willow Tree Close 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 Willow Tree Close homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 12 Willow Tree Close runs comfortably ahead of the street norm.
Price per m²
£4,970
Street avg £5,952
Floor Area
101 m²
Street avg 70 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 t/year
Street avg 2.5 t/year
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.
Crime
33/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
The Blue Boar — bus stop.
Closest school
0.4 km
Lambourne Primary School. 7 schools nearby.
Nearest schools
- Lambourne Primary SchoolPrimary393m
- Debden Park High SchoolSecondary1.9km
- Thomas Willingale Primary School and NurseryPrimary2.2km
- St John Fisher Catholic Primary SchoolPrimary2.2km
Nearest stops
- The Blue BoarBus stop98m
- Roding HallBus stop154m
- Log Cabin CafeBus stop172m
- Village HallBus stop358m
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 1BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.7dB
Night-time· 23:00 – 07:00
44.6dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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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 12 Willow Tree Close is modelled from its 101 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM4 1BL. 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. 5 sales are recorded for 12 Willow Tree Close. 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 Willow Tree Close was lodged in September 2020 at band D and is valid until September 2030. 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 Willow Tree Close. 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 1BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Willow Tree Close is in council tax band F. 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 Willow Tree Close, Abridge, Romford, RM4 1BL. Each answer is also embedded as structured data for search engines.
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- Every home in RM4 1BLSold prices, values and energy ratings for the postcode
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