Model valuation£417,0008 Busby Close
Local market context
81 Pancroft, Abridge, Romford, RM4 1DA
5 sales on record2 planning records
Estimated value
£545,000
- Since the 2020 sale (£493,000)+11%
- Against RM4 1DA's recent median (£520,000)+5%
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
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
128 m²
1378 sq ft
Energy rating
C
Score 73
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
£545,000
- Against its 2020 sale (£493,000)+11%
- Against RM4 1DA's recent median (£520,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 81 Pancroft is modelled from its 128 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
128 m² from the EPC lodged in August 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 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 81 Pancroft has grown more than fourfold since the 1997 starting point.
Sales timeline
14 December 2020Most recent
£493,000
+108.9%over 14 years27 July 2006
£236,000
+18.0%over 1 year24 March 2005
£200,000
+40.8%over 3 years31 January 2002
£142,000
+63.2%over 5 years29 January 1997
£87,000
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 81 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 81 Pancroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
81 Pancroft is a three-bedroom mid-terrace house in Abridge, Romford, Romford (RM4 1DA). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (August 2020) shows a C (score 73). The recommended improvements would push it to B (score 86). Records show the property has been extended at some point in its history.
At 128 m² the property is well over the postcode median (96 m² across 34 EPCs), placing it in the larger end of the local stock. Sold December 2020 for £493,000. Across the public record there are 5 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Across 1997–2020, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £545,000 is 10.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£358/sq ft) was about 59.5% 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
- Bedrooms3
- Bathrooms1
Outside
- Private gardenFront and rear
- GarageIntegral
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 81 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.
Current Certificate
Aug 2020EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 August 2030
Planning history
Applications and permits filed against 81 Pancroft, Abridge, Romford, RM4 1DA, sourced from the PlanIt planning register.
81 Pancroft has an approved single-storey front extension on the planning record.
2 applications on record at 81 Pancroft, Abridge, Romford, RM4 1DA
2decisions2extensions11documents2nearby
- May 2012Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension and partial garage conversion.
Extension- Documents
- 4 docs on file
- Reference
- EPF/0630/12
- More recent applications — locked
- ExtensionMar 2017Decision
Unlock 81 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 (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 11 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.
81 Pancroft outperforms the street on epc rating by a wide margin.
Price per m²
£3,852
Street avg £3,926
Floor Area
128 m²
Street avg 96 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 4.1 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 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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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£467k
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1 Abridge Mews, Market Place, Abridge
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1 Goulds Cottages, Market Place, Abridge
RM4 1UA
2 bed1 bath
£700k
1 Chase Cottages, Navestock Heath, Navestock
RM4 1HD
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1 Festival Cottages, North Road, Havering Atte Bower
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4 bed
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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 81 Pancroft is modelled from its 128 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 81 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 81 Pancroft was lodged in August 2020 at band C and is valid until August 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 81 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
- 81 Pancroft 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 81 Pancroft, Abridge, Romford, RM4 1DA. Each answer is also embedded as structured data for search engines.
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