Model valuation£417,0008 Busby Close
Local market context
1048 High Road, Romford, RM6 4BB
2 planning records
Estimated value
£554,000
- Since the 2023 sale (£420,000)+32%
- Against RM6 4BB's recent median (£305,000)+82%
Newest record on this page: May 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
7
From EPC
Floor area
128 m²
1378 sq ft
Energy rating
C
Score 72
Council tax
Band D
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
£554,000
- Against its 2023 sale (£420,000)+32%
- Against RM6 4BB's recent median (£305,000)+82%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1048 High Road is modelled from its 128 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM6 4BB. 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
128 m² from the EPC lodged in May 2024
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in RM6 4BB
5 sales, median £305,000 (2017–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | 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.
Latest sale on 1048 High Road was the highest on Land Registry record across the postcode.
Sales timeline
29 June 2023Most recent
£420,000
Median price across the last 5 sales in RM6 4BB: £305,000 (2017–2015).
What this page doesn't show
1 potential issue has already been flagged for 1048 High Road, Romford, RM6 4BB. 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 1048 High Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1048 High Road is an end-of-terrace house in Romford (RM6 4BB). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (May 2024) shows a C (score 72). When first surveyed in February 2023 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Poor to Good and lighting went from Good to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to B (score 85).
At 128 m² the property is well over the postcode median (87 m² across 10 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £554,000 is 31.9% above the 2023 sale price. Sold June 2023 for £420,000.
Before you decide
Everything you need to know about 1048 High Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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)
May 2024
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 May 2034
Property Improvements
Changes detected from historical EPC data
May 2024from Feb 2023
EPC improved fromF29toC72
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against 1048 High Road, Romford, RM6 4BB, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
2 applications on record at 1048 High Road, Romford, RM6 4BB
2decisions2extensions16documents16nearby
- Aug 2023Loft ConversionOutlineOutcome in report
Loft conversion with a rear dormer. Hip to gable roof alterations. Two front roof lights. (Summary).
- Council
- Neighbourhood CIL Area - East, BC Area 2 East (KP)
- Documents
- 8 docs on file
- Reference
- 2268/23
- More recent applications — locked
- ExtensionSept 2023Decision
Unlock 1048 High Road, Romford, RM6 4BB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 16 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 1048 High Road lags the street by a wide margin.
Price per m²
£3,281
Street avg £3,050
Floor Area
128 m²
Street avg 91 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 4.0 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
0.1 km
Wangey Road — bus stop.
Closest school
0.4 km
Chadwell Primary School. 49 schools nearby.
Nearest schools
- Chadwell Primary SchoolPrimary380m
- Chadwell Heath AcademySecondary683m
- Mayfield SchoolSecondary763m
- St Bede's Catholic Primary SchoolPrimary803m
Nearest stops
- Wangey RoadBus stop53m
- Chadwell Heath LaneBus stop149m
- Belfairs DriveBus stop184m
- Herbert GardensBus stop222m
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 4BB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
41.2dB
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 centuryEnd-Terrace HouseEPC CSolid (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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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 1048 High Road is modelled from its 128 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM6 4BB. 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 1048 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 1048 High Road was lodged in May 2024 at band C and is valid until May 2034. 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 1048 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 49 schools and 30 stops listed are measured in a straight line from RM6 4BB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1048 High Road 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 1048 High Road, Romford, RM6 4BB. Each answer is also embedded as structured data for search engines.
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