Model valuation£417,0008 Busby Close
Local market context
70 Pancroft, Abridge, Romford, RM4 1DA
5 sales on record4 planning records
Estimated value
£507,000
- Since the 2020 sale (£477,000)+6%
- Against RM4 1DA's recent median (£520,000)-2%
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
3
Bathroom
1
Floor area
104 m²
1119 sq ft
Energy rating
E
Score 53
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
£507,000
- Against its 2020 sale (£477,000)+6%
- Against RM4 1DA's recent median (£520,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 70 Pancroft is modelled from its 104 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM4 1DA. 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
104 m² from the EPC lodged in October 2020
Sales of this home
5 sales recorded, the latest in 2020
Recent sales in RM4 1DA
5 sales, median £520,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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 70 Pancroft has grown more than fourfold since the 2001 starting point.
Sales timeline
10 December 2020Most recent
£477,000
+23.9%over 4 years14 July 2016
£385,000
+67.4%over 9 years14 September 2006
£230,000
+41.1%over 10 months31 October 2005
£163,000
+63.0%over 4 years19 January 2001
£100,000
Median price across the last 5 sales in RM4 1DA: £520,000 (2025–2021).
Nearby sales in RM4 1DA
What this page doesn't show
1 potential issue has already been flagged for 70 Pancroft, Abridge, Romford, RM4 1DA. 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 70 Pancroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
70 Pancroft is a three-bedroom semi-detached house in Abridge, Romford, Romford (RM4 1DA). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (October 2020) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since September 2010. Between certificates, lighting went from Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to C (score 79), a 2-band jump. The home occupies a cul-de-sac position.
Last sale on file: £477,000 in December 2020. Across the public record there are 5 sales, relatively high churn for a single property. It lags the bulk of the postcode on energy efficiency (less efficient than 85% of similar EPCs). Across 2001–2020, sale prices on this property compounded at 8.2% per year. On a £-per-square-foot basis, the last sale (£426/sq ft) was about 105.5% above the typical sold price in the postcode. 4 planning records sit against the property, 0 approved, 3 refused.
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
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- GarageYes
- Cul-de-sacYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 70 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.
70 Pancroft's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.1 t/year
Occupancy
Rented
Certificate validity
Valid until 1 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Sept 2010
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
17%100%
More low energy lighting installed
Planning history
Applications and permits filed against 70 Pancroft, Abridge, Romford, RM4 1DA, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
4 applications on record at 70 Pancroft, Abridge, Romford, RM4 1DA
4decisions4extensions29documents2nearby
- Mar 2007Loft ConversionOutlineOutcome in report
Certificate of lawfulness for a proposed rear dormer window in a loft conversion.
- Documents
- 4 docs on file
- Reference
- EPF/0089/07
- More recent applications — locked
- Loft ConversionDec 2019Decision
- ExtensionAug 2017Decision
+ 1 more application in the report
Unlock 70 Pancroft, Abridge, Romford, RM4 1DA'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 29 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 34 similar houses on this street, drawn from the latest EPC and Land Registry data.
70 Pancroft is notably below the street on co₂ emissions.
Price per m²
£4,587
Street avg £3,891
Floor Area
104 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
6.1 t/year
Street avg 4.0 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
Village Hall — bus stop.
Closest school
0.4 km
Lambourne Primary School. 6 schools nearby.
Nearest schools
- Lambourne Primary SchoolPrimary425m
- Debden Park High SchoolSecondary2.2km
- Thomas Willingale Primary School and NurseryPrimary2.5km
- St John Fisher Catholic Primary SchoolPrimary2.5km
Nearest stops
- Village HallBus stop101m
- Fir TreesBus stop129m
- Roding HallBus stop163m
- New Farm DrBus stop175m
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 1DA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
42.1dB
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 centurySemi-Detached BungalowEPC E
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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 70 Pancroft is modelled from its 104 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM4 1DA. 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. 5 sales are recorded for 70 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 70 Pancroft was lodged in October 2020 at band E and is valid until October 2030. 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 70 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 1DA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 70 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 70 Pancroft, Abridge, Romford, RM4 1DA. Each answer is also embedded as structured data for search engines.
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