Model valuation£417,0008 Busby Close
Local market context
35 Pancroft, Abridge, Romford, RM4 1BX
4 sales on record2 planning records
Estimated value
£503,000
- Since the 2021 sale (£499,000)+1%
- Against RM4 1BX's recent median (£510,000)-1%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Floor area
90 m²
969 sq ft
Energy rating
D
Score 65
Council tax
Band D
Tenure
Private Rental
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
£503,000
- Against its 2021 sale (£499,000)+1%
- Against RM4 1BX's recent median (£510,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Pancroft is modelled from its 90 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RM4 1BX. 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
90 m² from the EPC lodged in February 2025
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in RM4 1BX
5 sales, median £510,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | 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.
Price for 35 Pancroft has grown more than fourfold since the 2000 starting point.
Sales timeline
28 June 2021Most recent
£499,000
+100.4%over 14 years24 November 2006
£249,000
+176.7%over 3 years5 May 2003
£90,000
+60.1%over 3 years24 January 2000
£56,200
Median price across the last 5 sales in RM4 1BX: £510,000 (2024–2022).
Nearby sales in RM4 1BX
What this page doesn't show
1 potential issue has already been flagged for 35 Pancroft, Abridge, Romford, RM4 1BX. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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
About 35 Pancroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Pancroft is a four-bedroom semi-detached house in Abridge, Romford, Romford (RM4 1BX). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (February 2025) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump.
Last sale on file: £499,000 in June 2021. 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. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 90 m² it's 17.6% larger than the typical home in the postcode (77 m² median across 36 EPCs). Across 2000–2021, sale prices on this property compounded at 10.7% per year. On a £-per-square-foot basis, the last sale (£515/sq ft) was about 73.2% above the typical sold price in the postcode.
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
- Bedrooms4
Outside
- Private gardenYes
- ParkingYes
Before you decide
Everything you need to know about 35 Pancroft
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Feb 2025EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 28 February 2035
Planning history
Applications and permits filed against 35 Pancroft, Abridge, Romford, RM4 1BX, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 35 Pancroft, Abridge, Romford, RM4 1BX
2decisions1extensions15documents2nearby
Flagged:Demolition
- Feb 2012FullOutcome in report
Continuation of use of garage as beauty room.
- Documents
- 7 docs on file
- Reference
- EPF/2443/11
- More recent applications — locked
- DemolitionMay 2020Decision
Unlock 35 Pancroft, Abridge, Romford, RM4 1BX'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 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pancroft homes
Four headline reads against 36 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 35 Pancroft runs well behind the street norm.
Price per m²
£5,544
Street avg £4,157
Floor Area
90 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.9 t/year
Street avg 3.5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
33/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Fir Trees — bus stop.
Closest school
0.4 km
Lambourne Primary School. 6 schools nearby.
Nearest schools
- Lambourne Primary SchoolPrimary421m
- Debden Park High SchoolSecondary2.3km
- Thomas Willingale Primary School and NurseryPrimary2.6km
- St John Fisher Catholic Primary SchoolPrimary2.6km
Nearest stops
- Fir TreesBus stop65m
- PancroftBus stop135m
- New Farm DrBus stop158m
- Village HallBus stop171m
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 1BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
41.1dB
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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1 Alderwood Drive, Abridge
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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
- The estimate for 35 Pancroft is modelled from its 90 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RM4 1BX. 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 35 Pancroft. 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 35 Pancroft was lodged in February 2025 at band D and is valid until February 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 35 Pancroft. 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 6 schools and 30 stops listed are measured in a straight line from RM4 1BX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 Pancroft is in council tax band D. 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 35 Pancroft, Abridge, Romford, RM4 1BX. Each answer is also embedded as structured data for search engines.
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