Model valuation£417,0008 Busby Close
Local market context
20 Willow Tree Close, Abridge, Romford, RM4 1BL
1 planning record
Estimated value
£488,000
- Since the 2011 sale (£310,000)+57%
- Against RM4 1BL's recent median (£447,000)+9%
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
Semi-detached
Habitable rooms
4
From EPC
Floor area
62 m²
672 sq ft
Energy rating
D
Score 63
Council tax
Band E
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
£488,000
- Against its 2011 sale (£310,000)+57%
- Against RM4 1BL's recent median (£447,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Willow Tree Close is modelled from its 62 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
62 m² from the EPC lodged in February 2010
Sales of this home
2 sales recorded, the latest in 2011
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 | 1 application | 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.
20 Willow Tree Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
7 August 2011Most recent
£310,000
+85.6%over 10 years26 June 2001
£167,000
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 20 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 20 Willow Tree Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Willow Tree Close is a semi-detached house in Abridge, Romford, Romford (RM4 1BL). It has a recorded floor area of 62 m² (around 672 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (February 2010) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from February 2010, so improvements made since then won't be reflected.
Held since August 2011 — that's 15 years off the open market, well above the local norm. Across 2001–2011, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £488,000 sits 57.4% above the 2011 sale of £310,000. On a £-per-square-foot basis, the last sale (£462/sq ft) was about 34.7% above the typical sold price in the postcode. One planning record on file: tree works approved in 2017. Past consents include tree works, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 20 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.
20 Willow Tree Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Feb 2020
Current Certificate
Feb 2010EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 February 2020
Planning history
Applications and permits filed against 20 Willow Tree Close, Abridge, Romford, RM4 1BL, sourced from the PlanIt planning register.
1 application on record at 20 Willow Tree Close, Abridge, Romford, RM4 1BL
1decisions3documents2nearby
- Sept 2017Tree WorksTreesOutcome in report
Abridge Conservation Area. T1 Willow - repollard
- Documents
- 3 docs on file
- Reference
- EPF/2593/17
Unlock 20 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 (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
On years held, 20 Willow Tree Close stands well clear of the street.
Price per m²
£4,968
Street avg £5,953
Floor Area
62 m²
Street avg 72 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.6 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 centurySemi-Detached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 20 Willow Tree Close is modelled from its 62 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 20 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 20 Willow Tree Close was lodged in February 2010 at band D and expired in February 2020, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 20 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
- 20 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 20 Willow Tree Close, Abridge, Romford, RM4 1BL. Each answer is also embedded as structured data for search engines.
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