Model valuation£417,0008 Busby Close
Local market context
Cobbs Cottage, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
Extendable2 planning records
Estimated value
£571,000
- Since the 2025 sale (£590,000)-3%
- Against RM4 1EJ's recent median (£800,000)-29%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
95 m²
1023 sq ft
Energy rating
E
Score 48
Council tax
Band F
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
£571,000
- Against its 2025 sale (£590,000)-3%
- Against RM4 1EJ's recent median (£800,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cobbs Cottage is modelled from its 95 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM4 1EJ. 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
95 m² from the EPC lodged in February 2016
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RM4 1EJ
5 sales, median £800,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | 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.
Sales timeline
17 January 2025Most recent
£590,000
+49.4%over 8 years8 May 2016
£395,000
Median price across the last 5 sales in RM4 1EJ: £800,000 (2026–2025).
Nearby sales in RM4 1EJ
Maple Leaf, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
Sold Apr 2026
£1,000,000Laurel Dene, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
Sold Nov 2025
£560,000Rowan House, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
Sold Jun 2025
£800,0001 Valley Drive, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
Sold Mar 2025
£1,415,000Tara, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
Sold Feb 2025
£640,000
What this page doesn't show
1 potential issue has already been flagged for Cobbs Cottage, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ. 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 Cobbs Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cobbs Cottage is a two-bedroom detached house in Stapleford Abbotts, Romford, Romford (RM4 1EJ). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (February 2016) shows an E (score 48), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2011. Between certificates, lighting went from Very Poor to Good. The recommended improvements would lift it to B (score 83), a 3-band jump. The latest certificate is from February 2016, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
At 95 m² it sits well below the postcode median (170 m² across 25 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). Across 2016–2025, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£577/sq ft) was about 108.8% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 0 refused. Sold January 2025 for £590,000.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- DrivewayYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Cobbs Cottage
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.
Cobbs Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Feb 2026
Current Certificate(1 of 2)
Feb 2016
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 February 2026
Property Improvements
Changes detected from historical EPC data
Feb 2016from Mar 2011
Low Energy Lighting
8%57%
More low energy lighting installed
Planning history
Applications and permits filed against Cobbs Cottage, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ, sourced from the PlanIt planning register.
2 applications on record at Cobbs Cottage, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ
1 live now1decisions1extensions8documents2nearby
- Oct 2006RenovationFullOutcome in report
New tiled roof over flat roof.
- Documents
- 4 docs on file
- Reference
- EPF/1624/06
- More recent applications — locked
- PorchMar 2026Decision
Unlock Cobbs Cottage, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Stapleford Road homes
Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.
Cobbs Cottage outperforms the street on price per m² by a wide margin.
Price per m²
£6,211
Street avg £4,492
Floor Area
95 m²
Street avg 198 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
6.3 t/year
Street avg 6.4 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
The Nursery — bus stop.
Closest school
0.9 km
Stapleford Abbotts Primary Academy. 3 schools nearby.
Nearest schools
- Stapleford Abbotts Primary AcademyPrimary874m
- Dame Tipping Church of England Primary SchoolPrimary1.8km
- Oasis Academy PinewoodPrimary2.7km
Nearest stops
- The NurseryBus stop127m
- Bournebridge LaneBus stop316m
- Bournebridge LaneBus stop417m
- Primary SchoolBus stop913m
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 1EJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.9dB
Night-time· 23:00 – 07:00
38.9dB
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
Early 20th centuryDetached BungalowEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, 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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1 Isabella Cottages, Manor Road, Lambourne End
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1 Fairlight Villas, North Road, Havering Atte Bower
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1 Dacre Cottage, Paternoster Row, Noak Hill
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1 Chase Cottages, Navestock Heath, Navestock
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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 Cobbs Cottage is modelled from its 95 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM4 1EJ. 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 Cobbs Cottage. 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 Cobbs Cottage was lodged in February 2016 at band E and expired in February 2026, 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 Cobbs Cottage. 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 3 schools and 24 stops listed are measured in a straight line from RM4 1EJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cobbs Cottage is in council tax band F. 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 Cobbs Cottage, Stapleford Road, Stapleford Abbotts, Romford, RM4 1EJ. Each answer is also embedded as structured data for search engines.
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