Model valuation£417,0008 Busby Close
Local market context
23 Willow Tree Close, Abridge, Romford, RM4 1BL
Notable viewsExtendable3 sales on record2 planning records
Last sold (2015)
£730,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- RM4 1BL recent median£447,000
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
3
Bathrooms
2
Council tax
Band F
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 23 Willow Tree Close because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in RM4 1BL.
What an estimate needs
Floor area
No EPC on record
Sales of this home
3 sales recorded, the latest in 2015
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 | Not available | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Latest sale on 23 Willow Tree Close was the highest on Land Registry record across the postcode.
Sales timeline
28 July 2015Most recent
£730,000
+65.9%over 8 years26 July 2007
£440,000
+76.0%over 6 years16 May 2001
£250,000
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 23 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 23 Willow Tree Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Willow Tree Close is a three-bedroom property in Abridge, Romford, Romford (RM4 1BL). It has council tax band F. Other recorded features include notable views, a conservatory and attached land beyond the plot. Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 1 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. 11 years since the last transfer (July 2015). Across 2001–2015, sale prices on this property compounded at 7.8% per year.
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
- EnsuiteYes
- ConservatoryYes
Outside
- LandYes
- Notable viewsYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 23 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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 23 Willow Tree Close, Abridge, Romford, RM4 1BL, sourced from the PlanIt planning register.
Planning history at 23 Willow Tree Close is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 23 Willow Tree Close, Abridge, Romford, RM4 1BL
2decisions5documents2nearby
Flagged:Conservation area
- Oct 2020Tree WorksTreesOutcome in report
Abridge Conservation Area T1: Crack Willow - Repollard to previous points. T2: Weeping Willow - Crown reduce by up to 35% & thin congested crown.
Conservation Area- Documents
- 4 docs on file
- Reference
- EPF/1893/20
- More recent applications — locked
- Tree WorksDec 2024Decision
Unlock 23 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 (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
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.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- We don't publish an estimate for 23 Willow Tree Close because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in RM4 1BL.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for 23 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
- There is no Energy Performance Certificate on the public register for 23 Willow Tree Close. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 23 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
- 23 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Willow Tree Close, Abridge, Romford, RM4 1BL. Each answer is also embedded as structured data for search engines.
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