What type of property is 8 Middle Boy, RM4 1DT?

8 Middle Boy, RM4 1DT is a semi-detached house.

What did 8 Middle Boy, RM4 1DT sell for?

8 Middle Boy, RM4 1DT last sold for £500,000 in August 2023, around 3 years ago. Source: HM Land Registry.

What energy rating does 8 Middle Boy, RM4 1DT have?

The current EPC rating for 8 Middle Boy, RM4 1DT is C with a score of 71 out of 100, lodged in October 2022. The assessor estimates the property could reach a A. Source: EPC Register.

What is the floor area of 8 Middle Boy, RM4 1DT?

8 Middle Boy, RM4 1DT has a recorded floor area of 99 m² (1,066 sq ft). Source: EPC Register.

How is 8 Middle Boy, RM4 1DT heated?

The latest EPC at 8 Middle Boy, RM4 1DT records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 8 Middle Boy, RM4 1DT?

8 Middle Boy, RM4 1DT is in council tax band D.

Where is 8 Middle Boy, RM4 1DT located?

8 Middle Boy, RM4 1DT sits in Abridge, Romford, Romford. It falls within the RM4 postcode district in Essex.

How safe is the area around 8 Middle Boy, RM4 1DT?

Police records around 8 Middle Boy, RM4 1DT show an average of 33 reported crimes per month over the last 13 months. Violent crime makes up roughly 38% of reports, the most common category. The overall trend is falling (29% versus the prior period). Source: Police UK.

Which schools serve 8 Middle Boy, RM4 1DT?

The closest primary school to 8 Middle Boy, RM4 1DT is Lambourne Primary School (464m), one of 4 primaries within walking distance. The closest secondary is Debden Park High School (2.4km).

How well connected is 8 Middle Boy, RM4 1DT?

The closest bus stop to 8 Middle Boy, RM4 1DT is Fir Trees, 160m away. The nearest underground option is Theydon Bois Underground Station, 2.8km away.

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8 Middle Boy, Abridge, Romford, RM4 1DT

Estimated value

£563,000

Since the 2023 sale (£500,000)+13%
Against RM4 1DT's recent median (£565,000)0%

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

From EPC

Floor area

99 m²

1066 sq ft

Energy rating

Score 71

Council tax

Band D

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

£563,000

Against its 2023 sale (£500,000)+13%
Against RM4 1DT's recent median (£565,000)0%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Middle Boy is modelled from its 99 m² EPC floor area, its 1 recorded sale 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
99 m² from the EPC lodged in October 2022
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in RM4 1DT
5 sales, median £565,000 (2025–2020)

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	None on this home	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

Sales history & valuation

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

8 Middle Boy valuation sits well clear of the typical sold price in this postcode.

Sales timeline

30 August 2023Most recent
£500,000

Median price across the last 5 sales in RM4 1DT: £565,000 (2025–2020).

Nearby sales in RM4 1DT

Risks

What this page doesn't show

1 potential issue has already been flagged for 8 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

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Overview

About 8 Middle Boy

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

8 Middle Boy is a semi-detached house in Abridge, Romford, Romford (RM4 1DT). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (October 2022) shows a C (score 71). The recommended improvements would lift it to A (score 103), a 2-band jump.

Today's modelled estimate of £563,000 is 12.6% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£469/sq ft) was about 50% above the typical sold price in the postcode. Most recent transfer: August 2023 at £500,000.

Before you decide

Everything you need to know about 8 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

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.

Current Certificate

Oct 2022

EPC Rating

C71

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

3.4 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 10 October 2032

5 years remaining

Planning

Planning history

Applications and permits filed against 8 Middle Boy, Abridge, Romford, RM4 1DT, sourced from the PlanIt planning register.

8 Middle Boy has no planning applications on record.

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.

8 Middle Boy outperforms the street on co₂ emissions by a wide margin.

Price per m²

£5,051

Street avg £4,802

Above

Floor Area

99 m²

Street avg 102 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

3.4 t/year

Street avg 4.6 t/year

Strongly above

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· 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

Get a survey for this property

Level 3 Building Survey

Mid 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 £1,085 · 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.

£600k

1 Dacre Cottage, Paternoster Row, Noak Hill

RM4 1LA

4 bed

£505k

1 Alderwood Drive, Abridge

RM4 1DP

2 bed

£487k

1 Brickfield House, Tawney Lane, Stapleford Tawney

RM4 1EE

£482k

1 Fairlight Villas, North Road, Havering Atte Bower

RM4 1PP

3 bed

£664k

1 Cutlers Mews, Tawney Lane, Stapleford Tawney

RM4 1EE

£470k

1 Bramble Cottages, Church Road, Noak Hill

RM4 1LD

£467k

1 Church Terrace, Church Lane, Stapleford Abbotts

RM4 1ES

2 bed1 bath

£462k

1 Church Lane, Abridge

RM4 1AD

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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 8 Middle Boy is modelled from its 99 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 8 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 8 Middle Boy was lodged in October 2022 at band C and is valid until October 2032. 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 8 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: 8 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 Middle Boy, Abridge, Romford, RM4 1DT. Each answer is also embedded as structured data for search engines.

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