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2 Middle Boy, Abridge, Romford, RM4 1DT

Estimated value

£759,000

  • Since the 2025 sale (£715,000)+6%
  • Against RM4 1DT's recent median (£537,000)+41%

Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
206 m²
2217 sq ft
Energy rating
C
Score 77
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£759,000

  • Against its 2025 sale (£715,000)+6%
  • Against RM4 1DT's recent median (£537,000)+41%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Middle Boy is modelled from its 206 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

    206 m² from the EPC lodged in October 2024

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in RM4 1DT

    5 sales, median £537,000 (2024–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 2 Middle Boy was the highest on Land Registry record across the postcode.

Sales timeline

  1. 27 March 2025Most recent

    £715,000

    +95.9%over 19 years

  2. 19 October 2005

    £365,000

Median price across the last 5 sales in RM4 1DT: £537,000 (2024–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 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

Overview

About 2 Middle Boy

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Middle Boy is a semi-detached house in Abridge, Romford, Romford (RM4 1DT). It has a recorded floor area of 206 m² (around 2217 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (October 2024) shows a C (score 77), near the top of the C band. The recommended improvements would push it to B (score 84).

At 206 m² the property is well over the postcode median (93 m² across 16 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold March 2025 for £715,000. Across 2005–2025, sale prices on this property compounded at 3.5% per year.

Before you decide

Everything you need to know about 2 Middle Boy

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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
Oct 2024

EPC Rating

A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 25 October 2034

7 years remaining
Planning

Planning history

Applications and permits filed against 2 Middle Boy, Abridge, Romford, RM4 1DT, sourced from the PlanIt planning register.

2 Middle Boy has no planning applications on record.

2

But the area is active

2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Middle Boy homes

Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 2 Middle Boy runs well behind the street norm.

Price per m²

£3,471

Street avg £4,907

Below

Floor Area

206 m²

Street avg 96 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

4.9 t/year

Street avg 4.5 t/year

Below
Area

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.
Full Romford report

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.

Noise

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 road noise heatmap for RM4 1DT

Daytime· 07:00 – 23:00

46.0dB

Low
Night-time road noise heatmap for RM4 1DT

Night-time· 23:00 – 07:00

39.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centurySemi-Detached 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 £1,220 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£768k

1 Curtis Mill Lane, Navestock

RM4 1HS

4 bed2 bath
£772k

1 Blenheim Mews, Stapleford Road, Stapleford Abbotts

RM4 1EF

4 bed2 bath
£795k

1 Abbotts Way, Oak Hill Road, Stapleford Abbotts

RM4 1JL

£723k

1 Festival Cottages, North Road, Havering Atte Bower

RM4 1PU

4 bed
£700k

1 Chase Cottages, Navestock Heath, Navestock

RM4 1HD

4 bed
£687k

1 Bower Farm Cottages, Bower Farm Road, Havering Atte Bower

RM4 1QR

£664k

1 Cutlers Mews, Tawney Lane, Stapleford Tawney

RM4 1EE

£600k

1 Dacre Cottage, Paternoster Row, Noak Hill

RM4 1LA

4 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Middle Boy is modelled from its 206 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 2 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 2 Middle Boy was lodged in October 2024 at band C and is valid until October 2034. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 2 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
2 Middle Boy 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Middle Boy, Abridge, Romford, RM4 1DT. Each answer is also embedded as structured data for search engines.

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