Model valuation£417,0008 Busby Close
Local market context
1012 High Road, Romford, RM6 4BA
4 sales on record
Estimated value
£285,000
- Since the 2015 sale (£200,000)+43%
- Against RM6 4BA's recent median (£280,000)+2%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Bedrooms
2
Bathroom
1
Floor area
53 m²
570 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Private Rental
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
£285,000
- Against its 2015 sale (£200,000)+43%
- Against RM6 4BA's recent median (£280,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1012 High Road is modelled from its 53 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RM6 4BA. 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
53 m² from the EPC lodged in March 2025
Sales of this home
4 sales recorded, the latest in 2015
Recent sales in RM6 4BA
5 sales, median £280,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
1012 High Road has more than quadrupled in price since its earliest registered sale in 1998.
Sales timeline
15 December 2015Most recent
£200,000
+43.1%over 11 years20 May 2004
£139,805
+17.5%over 1 year8 January 2003
£119,000
+230.6%over 4 years28 May 1998
£36,000
Median price across the last 5 sales in RM6 4BA: £280,000 (2025–2023).
What this page doesn't show
1 potential issue has already been flagged for 1012 High Road, Romford, RM6 4BA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 1012 High Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1012 High Road is a two-bedroom mid-terrace house in Romford (RM6 4BA). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1930-1949 and council tax band C. At 53 m² this is the 8th smallest of 31 units on EPC record in the building, where floor areas span 45–185 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (March 2025) shows a C (score 72). When first surveyed in March 2015 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good.
On the market in December 2015 and unlisted since — roughly 11 years. Across the public record there are 4 sales, relatively high churn for a single property. Across 1998–2015, sale prices on this property compounded at 10.3% per year. Today's modelled estimate of £285,000 is 42.5% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£351/sq ft) was about 76.1% above the typical sold price in the postcode.
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
Outside
- Private gardenRear
Before you decide
Everything you need to know about 1012 High Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 5 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Mar 2015
EPC improved fromD64toC72
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
17%88%
More low energy lighting installed
Planning history
Applications and permits filed against 1012 High Road, Romford, RM6 4BA, sourced from the PlanIt planning register.
1012 High Road has no planning applications on record.
16
But the area is active
16 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other High Road homes
Four headline reads against 28 similar flats on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 1012 High Road runs comfortably ahead of the street norm.
Price per m²
£3,774
Street avg £3,106
Floor Area
53 m²
Street avg 57 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.5 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.
Rail-style transport is unusually close for this postcode.
Crime
231/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Belfairs Drive — bus stop.
Closest school
0.2 km
Chadwell Primary School. 50 schools nearby.
Nearest schools
- Chadwell Primary SchoolPrimary217m
- Chadwell Heath AcademySecondary561m
- Mayfield SchoolSecondary633m
- Barley Lane Primary SchoolPrimary825m
Nearest stops
- Belfairs DriveBus stop31m
- Montpelier GardensBus stop101m
- Wangey RoadBus stop216m
- Chadwell Heath Rail StationRailway station301m
Most reported crime locally
- Violence & Sexual Offences1,249 reports34%
- Anti-social Behaviour756 reports20%
- Vehicle Crime303 reports8%
- Drugs214 reports6%
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 RM6 4BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.0dB
Night-time· 23:00 – 07:00
41.1dB
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 centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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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£226k
1 Chadview Court, Chadwell Heath Lane, Chadwell Heath
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£409k
1 Edgar Road
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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 1012 High Road is modelled from its 53 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RM6 4BA. 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. 4 sales are recorded for 1012 High Road. 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 1012 High Road was lodged in March 2025 at band C and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1012 High Road. 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 16 months, which places each incident at an approximate point. The 50 schools and 30 stops listed are measured in a straight line from RM6 4BA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1012 High Road is in council tax band C. 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 1012 High Road, Romford, RM6 4BA. Each answer is also embedded as structured data for search engines.
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