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

4 sales on record4 planning records

Estimated value

£433,000

  • Since the 2022 sale (£370,000)+17%
  • Against RM4 1BL's recent median (£447,000)-3%

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
End terrace
Bedrooms
2
Floor area
60 m²
646 sq ft
Energy rating
C
Score 76
Council tax
Band E
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

£433,000

  • Against its 2022 sale (£370,000)+17%
  • Against RM4 1BL's recent median (£447,000)-3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Willow Tree Close is modelled from its 60 m² EPC floor area, its 4 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

    60 m² from the EPC lodged in May 2022

  • Sales of this home

    4 sales recorded, the latest in 2022

  • 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
Planning1 of 4 applicationsFull 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.

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

Sales timeline

  1. 31 July 2022Most recent

    £370,000

    -5.1%over 5 years

  2. 29 September 2016

    £390,000

    +73.3%over 12 years

  3. 3 November 2003

    £225,000

    +34.4%over 2 years

  4. 28 June 2001

    £167,450

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 17 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 17 Willow Tree Close

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

17 Willow Tree Close is a two-bedroom end-of-terrace house in Abridge, Romford, Romford (RM4 1BL). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (May 2022) shows a C (score 76), near the top of the C band. When first surveyed in April 2011 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good. The recommended improvements would push it to B (score 91).

Last sale on file: £370,000 in July 2022. Across the public record there are 4 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. 4 planning records sit against the property, 2 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2001–2022, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £433,000 is 17% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£573/sq ft) was about 71.7% above the typical sold price in the postcode.

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

  • Bedrooms2
Before you decide

Everything you need to know about 17 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.
Current Certificate(1 of 2)
May 2022

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 30 May 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

May 2022from Apr 2011
EPC improved fromD68toC76
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Windows
AverageGood

Window efficiency improved

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
PartialInsulated

Floor insulation added or improved

Low Energy Lighting
75%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 17 Willow Tree Close, Abridge, Romford, RM4 1BL, sourced from the PlanIt planning register.

17 Willow Tree Close has 2 separate extension applications on the council record.

4 applications on record at 17 Willow Tree Close, Abridge, Romford, RM4 1BL

4decisions4extensions44documents2nearby
  1. May 2017
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    Certificate of Lawful Development for proposed single storey rear extension.

    Documents
    8 docs on file
    Reference
    EPF/0466/17
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. Loft ConversionDecision

+ 1 more application in the report

Unlock 17 Willow Tree Close, Abridge, Romford, RM4 1BL's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 4 applications on this property in full, plus 2 notable nearby
  • The 44 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

17 Willow Tree Close outperforms the street on co₂ emissions by a wide margin.

Price per m²

£6,167

Street avg £5,878

On par

Floor Area

60 m²

Street avg 73 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 4 rooms

Above

CO₂ Emissions

1.6 t/year

Street avg 2.7 t/year

Strongly above
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

21st centuryEnd-Terrace HouseEPC C

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 £695 · 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.
£433k

1 Goulds Cottages, Market Place, Abridge

RM4 1UA

2 bed1 bath
£451k

1 Abridge Mews, Market Place, Abridge

RM4 1BA

2 bed1 bath
£467k

1 Church Terrace, Church Lane, Stapleford Abbotts

RM4 1ES

2 bed1 bath
£401k

1 Isabella Cottages, Manor Road, Lambourne End

RM4 1LX

2 bed1 bath
£505k

1 Alderwood Drive, Abridge

RM4 1DP

2 bed
£482k

1 Fairlight Villas, North Road, Havering Atte Bower

RM4 1PP

3 bed

1 Field Close, Abridge

RM4 1DL

2 bed1 bath
£165k

1 Eldan House, North Road, Havering Atte Bower

RM4 1PP

1 bed1 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 17 Willow Tree Close is modelled from its 60 m² EPC floor area, its 4 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. 4 sales are recorded for 17 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 17 Willow Tree Close was lodged in May 2022 at band C and is valid until May 2032. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 17 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
17 Willow Tree Close is in council tax band E. 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 17 Willow Tree Close, Abridge, Romford, RM4 1BL. Each answer is also embedded as structured data for search engines.

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