12 Willow Tree Close, Abridge, Romford, RM4 1BL

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 £570,000 is 13.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£462/sq ft) was about 38.4% above the typical sold price in the postcode.