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Get started32 Middle Boy is a two-bedroom semi-detached house in Abridge, Romford, Romford (RM4 1DT). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (November 2019) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump. Other recorded features include notable views. The home occupies a corner plot and a cul-de-sac position.
At 55 m² it sits well below the postcode median (95 m² across 16 EPCs), making it one of the more compact homes locally. 5 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension, an annexe and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £499,000 is 17.4% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£718/sq ft) was about 129.5% above the typical sold price in the postcode. Most recent transfer: January 2020 at £425,000.
Recommended upgrades on file would lift this property by multiple EPC bands.
A recent planning application at 32 Middle Boy was refused — worth checking the council file.
Extension: Single storey · Rear of property
Construction of rear dormer - Minor alterations EPF/0292/22 (Demolition of an existing single storey garage and the construction of a single storey extension to create an annexe).
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£499,000
Modelled from EPC, postcode comparables.
£425,000
Recorded with HM Land Registry.
32 Middle Boy outperforms the street on price per m² by a wide margin.
Price per m²
£7,727
Street avg £4,623
Floor Area
55 m²
Street avg 105 m²
Habitable Rooms
3 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km

Daytime· 07:00 – 23:00
46.0dB

Demolition of an existing single storey garage and the construction of a single storey extension to create an annexe.
3 more applications for this property
Join to see all planning history.
17 January 2020Most recent
£425,000
Median price across the last 5 sales in RM4 1DT: £565,000 (2025–2023).
Street avg 5 rooms
CO₂ Emissions
4.4 t/year
Street avg 4.5 t/year
RM4 1DP
Fir Trees — bus stop.
Closest school
0.5 km
Lambourne Primary School. 5 schools nearby.
Night-time· 23:00 – 07:00
39.8dB
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