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

Extendable
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
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 83.1% 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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.

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
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

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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

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

Current estimate

£579,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 20 years.

See how we calculated this
Last sold (2021)

£545,000

Growth on file: 4.2% per year over 20 years.

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: £440,000 (2025–2022).

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 £5,777

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 2.6 t/year

Strongly below
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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£504k

1 Fairlight Villas, North Road, Havering Atte Bower

RM4 1PP

3 bed
£637k

1 Dacre Cottage, Paternoster Row, Noak Hill

RM4 1LA

4 bed
£696k

1 Chase Cottages, Navestock Heath, Navestock

RM4 1HD

4 bed
£475k

1 Church Terrace, Church Lane, Stapleford Abbotts

RM4 1ES

2 bed1 bath
£473k

1 Alderwood Drive, Abridge

RM4 1DP

2 bed
£718k

1 Festival Cottages, North Road, Havering Atte Bower

RM4 1PU

4 bed
£435k

1 Abridge Mews, Market Place, Abridge

RM4 1BA

2 bed1 bath
£429k

1 Isabella Cottages, Manor Road, Lambourne End

RM4 1LX

2 bed1 bath
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

3/mo

Steady 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.

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
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.