Model valuation£417,0008 Busby Close
Local market context
55 Pancroft, Abridge, Romford, RM4 1BX
4 sales on record2 planning records
Estimated value
£466,000
- Since the 2024 sale (£450,000)+4%
- Against RM4 1BX's recent median (£510,000)-9%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
5
From EPC
Floor area
90 m²
969 sq ft
Energy rating
E
Score 54
Council tax
Band D
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
£466,000
- Against its 2024 sale (£450,000)+4%
- Against RM4 1BX's recent median (£510,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 55 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 December 2020
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in RM4 1BX
5 sales, median £510,000 (2022–2020)
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.
55 Pancroft saw 4 transfers in just over a decade — high turnover for the postcode.
Sales timeline
11 December 2024Most recent
£450,000
-15.1%over 2 years15 September 2022
£530,000
+1.9%15 September 2022
£520,000
+18.2%28 April 2022
£440,000
Median price across the last 5 sales in RM4 1BX: £510,000 (2022–2020).
Nearby sales in RM4 1BX
What this page doesn't show
1 potential issue has already been flagged for 55 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
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About 55 Pancroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
55 Pancroft is an end-of-terrace 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 1950-1966 and council tax band D. The latest certificate (December 2020) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 83), a 3-band jump.
Last sale on file: £450,000 in December 2024. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a conservatory, 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). It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Across 2022–2024, sale prices on this property compounded at 0.9% per year. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 91.3% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 55 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
Dec 2020EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 December 2030
Planning history
Applications and permits filed against 55 Pancroft, Abridge, Romford, RM4 1BX, sourced from the PlanIt planning register.
A partial demolition application was refused at 55 Pancroft in 2022.
2 applications on record at 55 Pancroft, Abridge, Romford, RM4 1BX
2decisions2extensions26documents2nearby
Flagged:Demolition
- May 2022DemolitionFullOutcome in report
Extension: Rear of property
Demolition of existing rear extension /conservatory, erection of rear extension and adjoining two storey 3 bedroom dwelling.
Extension- Documents
- 13 docs on file
- Reference
- EPF/1061/21
- More recent applications — locked
- ConservatoryFeb 2023Decision
Unlock 55 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 26 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.
Years Held for 55 Pancroft lags the street by a wide margin.
Price per m²
£5,000
Street avg £4,203
Floor Area
90 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
5.3 t/year
Street avg 3.4 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
Mid 20th centuryEnd-Terrace HouseEPC E
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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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£467k
1 Church Terrace, Church Lane, Stapleford Abbotts
RM4 1ES
2 bed1 bath
£470k
1 Bramble Cottages, Church Road, Noak Hill
RM4 1LD
£462k
1 Church Lane, Abridge
RM4 1AD
£452k
1 Fir Trees, Abridge
RM4 1DG
£451k
1 Abridge Mews, Market Place, Abridge
RM4 1BA
2 bed1 bath
£482k
1 Fairlight Villas, North Road, Havering Atte Bower
RM4 1PP
3 bed
£487k
1 Brickfield House, Tawney Lane, Stapleford Tawney
RM4 1EE
£433k
1 Goulds Cottages, Market Place, Abridge
RM4 1UA
2 bed1 bath
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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 55 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 55 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 55 Pancroft was lodged in December 2020 at band E and is valid until December 2030. 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 55 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
- 55 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 55 Pancroft, Abridge, Romford, RM4 1BX. Each answer is also embedded as structured data for search engines.
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