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

Extendable

Estimated value

£594,000

  • Since the 2021 sale (£545,000)+9%
  • Against RM4 1BL's recent median (£447,000)+33%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
82 m²
883 sq ft
Energy rating
D
Score 62
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£594,000

  • Against its 2021 sale (£545,000)+9%
  • Against RM4 1BL's recent median (£447,000)+33%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Willow Tree Close is modelled from its 82 m² EPC floor area, its 2 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

    82 m² from the EPC lodged in September 2020

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in RM4 1BL

    5 sales, median £447,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

13 Willow Tree Close has more than doubled in price since the earliest registered sale in 2001.

Sales timeline

  1. 22 June 2021Most recent

    £545,000

    +127.1%over 19 years

  2. 2 August 2001

    £240,000

Median price across the last 5 sales in RM4 1BL: £447,000 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 13 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

One time fee only - money back guarantee

Overview

About 13 Willow Tree Close

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

13 Willow Tree Close is a three-bedroom semi-detached house in Abridge, Romford, Romford (RM4 1BL). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (September 2020) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. Our model identifies extension potential, subject to local planning policy.

At 82 m² the property is well over the postcode median (62 m² across 16 EPCs), placing it in the larger end of the local stock. Across 2001–2021, sale prices on this property compounded at 4.2% per year. On a £-per-square-foot basis, the last sale (£617/sq ft) was about 80.1% above the typical sold price in the postcode. Sold June 2021 for £545,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenSouth-facing
  • ParkingAllocated

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 13 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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
Sept 2020

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 September 2030

3 years remaining
Planning

Planning history

Applications and permits filed against 13 Willow Tree Close, Abridge, Romford, RM4 1BL, sourced from the PlanIt planning register.

13 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.

On the street

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.

EPC Rating for 13 Willow Tree Close lags the street by a wide margin.

Price per m²

£6,646

Street avg £5,848

Above

Floor Area

82 m²

Street avg 71 m²

Above

Habitable Rooms

5 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

4.0 t/year

Street avg 2.5 t/year

Strongly below
Area

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.
Full Romford report

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.

Noise

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 road noise heatmap for RM4 1BL

Daytime· 07:00 – 23:00

50.7dB

Low
Night-time road noise heatmap for RM4 1BL

Night-time· 23:00 – 07:00

44.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centurySemi-Detached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £795 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£482k

1 Fairlight Villas, North Road, Havering Atte Bower

RM4 1PP

3 bed
£600k

1 Dacre Cottage, Paternoster Row, Noak Hill

RM4 1LA

4 bed
£505k

1 Alderwood Drive, Abridge

RM4 1DP

2 bed
£700k

1 Chase Cottages, Navestock Heath, Navestock

RM4 1HD

4 bed
£723k

1 Festival Cottages, North Road, Havering Atte Bower

RM4 1PU

4 bed
£467k

1 Church Terrace, Church Lane, Stapleford Abbotts

RM4 1ES

2 bed1 bath
£768k

1 Curtis Mill Lane, Navestock

RM4 1HS

4 bed2 bath
£772k

1 Blenheim Mews, Stapleford Road, Stapleford Abbotts

RM4 1EF

4 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 13 Willow Tree Close is modelled from its 82 m² EPC floor area, its 2 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. 2 sales are recorded for 13 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 13 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 13 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
13 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Willow Tree Close, Abridge, Romford, RM4 1BL. Each answer is also embedded as structured data for search engines.

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