Model valuation£417,0008 Busby Close
Local market context
Woodside Farm, Stapleford Road, Stapleford Abbotts, Romford, RM4 1ER
20 planning records
Estimated value
£609,000
- Since the 2022 sale (£2,300,000)-74%
- Against RM4 1ER's recent median (£433,250)+41%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
4
From EPC
Floor area
150 m²
1615 sq ft
Energy rating
E
Score 39
Council tax
Band E
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
£609,000
- Against its 2022 sale (£2,300,000)-74%
- Against RM4 1ER's recent median (£433,250)+41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Woodside Farm is modelled from its 150 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM4 1ER. 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
150 m² from the EPC lodged in April 2019
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in RM4 1ER
4 sales, median £433,250 (2025–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 20 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
2 November 2022Most recent
£2,300,000
Median price across the last 4 sales in RM4 1ER: £433,250 (2025–2014).
What this page doesn't show
1 potential issue has already been flagged for Woodside Farm, Stapleford Road, Stapleford Abbotts, Romford, RM4 1ER. 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 Woodside Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodside Farm is a detached house in Stapleford Abbotts, Romford, Romford (RM4 1ER). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (April 2019) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on lpg.
Today's modelled estimate of £609,000 is 73.5% below the 2022 sale of £2,300,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£1,425/sq ft) was about 201.6% above the typical sold price in the postcode. At 150 m² the property is well over the postcode median (94 m² across 6 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). 20 planning records sit against the property, 11 approved, 4 refused. Past consents include an extension, a porch and change of use to residential, meaningful when judging how the property has evolved. Last sale on file: £2,300,000 in November 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Woodside Farm
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.
Woodside Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2019EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
6.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 April 2029
Planning history
Applications and permits filed against Woodside Farm, Stapleford Road, Stapleford Abbotts, Romford, RM4 1ER, sourced from the PlanIt planning register.
Woodside Farm has been extended on multiple sides of the property across separate planning applications.
20 applications on record at Woodside Farm, Stapleford Road, Stapleford Abbotts, Romford, RM4 1ER
20decisions3extensions156documents2nearby
Flagged:Change of use
- Sept 2005FullOutcome in report
Extension to existing farm building to form a new detached bungalow.
- Documents
- 1 doc on file
- Reference
- EPF/1282/05
- More recent applications — locked
- ConditionsJul 2025Decision
- AmendmentMay 2024Decision
+ 17 more applications in the report
Unlock Woodside Farm, Stapleford Road, Stapleford Abbotts, Romford, RM4 1ER's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (20 on record)
- All 20 applications on this property in full, plus 2 notable nearby
- The 156 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 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Woodside Farm is notably below the street on epc rating.
EPC Rating
39 (E)
Street avg 61 (D)
Floor Area
150 m²
Street avg 92 m²
CO₂ Emissions
6.4 t/year
Street avg 3.2 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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
0.0 km
Gordon Cottages — bus stop.
Closest school
0.5 km
Stapleford Abbotts Primary Academy. 1 school nearby.
Nearest schools
- Stapleford Abbotts Primary AcademyPrimary459m
Nearest stops
- Gordon CottagesBus stop18m
- The RabbitsBus stop411m
- Primary SchoolBus stop433m
- Passingford Bridge RdbtBus stop1.1km
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 1ER from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
39.9dB
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
Late 20th centuryDetached BungalowEPC EExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · 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 Festival Cottages, North Road, Havering Atte Bower
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1 Alderwood Drive, Abridge
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1 Brickfield House, Tawney Lane, Stapleford Tawney
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1 Curtis Mill Lane, Navestock
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4 bed2 bath
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Start your researchHow to read this page
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 Woodside Farm is modelled from its 150 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM4 1ER. 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 Woodside Farm. 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 Woodside Farm was lodged in April 2019 at band E and is valid until April 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 20 applications are matched to Woodside Farm. 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 1 school and 20 stops listed are measured in a straight line from RM4 1ER, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Woodside Farm 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Woodside Farm, Stapleford Road, Stapleford Abbotts, Romford, RM4 1ER. Each answer is also embedded as structured data for search engines.
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