Model valuation£417,0008 Busby Close
Local market context
11 Middle Boy, Abridge, Romford, RM4 1DT
2 planning records
Estimated value
£487,000
- Since the 2012 sale (£303,000)+61%
- Against RM4 1DT's recent median (£565,000)-14%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
93 m²
1001 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
£487,000
- Against its 2012 sale (£303,000)+61%
- Against RM4 1DT's recent median (£565,000)-14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Middle Boy is modelled from its 93 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM4 1DT. 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
93 m² from the EPC lodged in February 2014
Sales of this home
2 sales recorded, the latest in 2012
Recent sales in RM4 1DT
5 sales, median £565,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
11 Middle Boy valuation sits well clear of the typical sold price in this postcode.
Sales timeline
23 September 2012Most recent
£303,000
+72.2%over 11 years4 June 2001
£176,000
Median price across the last 5 sales in RM4 1DT: £565,000 (2025–2023).
Nearby sales in RM4 1DT
2 Middle Boy, Abridge, Romford, RM4 1DT
Sold Mar 2025
£715,00030 Middle Boy, Abridge, Romford, RM4 1DT
Sold Oct 2024
£571,00020 Middle Boy, Abridge, Romford, RM4 1DT
Sold Aug 2024
£520,00017 Middle Boy, Abridge, Romford, RM4 1DT
Sold Aug 2024
£565,0008 Middle Boy, Abridge, Romford, RM4 1DT
Sold Aug 2023
£500,000
What this page doesn't show
1 potential issue has already been flagged for 11 Middle Boy, Abridge, Romford, RM4 1DT. 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 11 Middle Boy
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Middle Boy is a three-bedroom semi-detached house in Abridge, Romford, Romford (RM4 1DT). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (February 2014) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (October 2008); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 3-band jump. The latest certificate is from February 2014, so improvements made since then won't be reflected.
Across 2001–2012, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £487,000 sits 60.7% above the 2012 sale of £303,000. 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. On the market in September 2012 and unlisted since — roughly 14 years.
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
Outside
- GarageYes
Before you decide
Everything you need to know about 11 Middle Boy
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Feb 2024
Current Certificate(1 of 2)
Feb 2014
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 February 2024
Planning history
Applications and permits filed against 11 Middle Boy, Abridge, Romford, RM4 1DT, sourced from the PlanIt planning register.
2 applications on record at 11 Middle Boy, Abridge, Romford, RM4 1DT
2decisions1extensions23documents2nearby
- May 2013Garage ConversionFullOutcome in report
Extension: Single storey
Single storey front extension and garage conversion.
Extension- Documents
- 10 docs on file
- Reference
- EPF/0463/13
- More recent applications — locked
- RenovationSept 2015Decision
Unlock 11 Middle Boy, Abridge, Romford, RM4 1DT'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 23 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Middle Boy homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 11 Middle Boy runs comfortably ahead of the street norm.
Price per m²
£3,258
Street avg £4,921
Floor Area
93 m²
Street avg 103 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
4.8 t/year
Street avg 4.5 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
0.2 km
Fir Trees — bus stop.
Closest school
0.5 km
Lambourne Primary School. 5 schools nearby.
Nearest schools
- Lambourne Primary SchoolPrimary464m
- Debden Park High SchoolSecondary2.4km
- Thomas Willingale Primary School and NurseryPrimary2.7km
- St John Fisher Catholic Primary SchoolPrimary2.7km
Nearest stops
- Fir TreesBus stop160m
- PancroftBus stop183m
- New Farm DrBus stop230m
- Village HallBus stop302m
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 1DT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.0dB
Night-time· 23:00 – 07:00
39.8dB
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 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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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 11 Middle Boy is modelled from its 93 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM4 1DT. 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. 2 sales are recorded for 11 Middle Boy. 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 11 Middle Boy was lodged in February 2014 at band E and expired in February 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 11 Middle Boy. 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 5 schools and 30 stops listed are measured in a straight line from RM4 1DT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Middle Boy 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 11 Middle Boy, Abridge, Romford, RM4 1DT. Each answer is also embedded as structured data for search engines.
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