Model valuation£417,0008 Busby Close
Local market context
25 Abercorn Gardens, Romford, RM6 4TA
1 planning record
Estimated value
£610,000
- Since the 2022 sale (£591,500)+3%
- Against RM6 4TA's recent median (£475,000)+28%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
4
Bathrooms
2
Floor area
127 m²
1367 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
£610,000
- Against its 2022 sale (£591,500)+3%
- Against RM6 4TA's recent median (£475,000)+28%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Abercorn Gardens is modelled from its 127 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 4TA. 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
127 m² from the EPC lodged in November 2021
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in RM6 4TA
5 sales, median £475,000 (2026–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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 25 Abercorn Gardens was the highest on Land Registry record across the postcode.
Sales timeline
30 June 2022Most recent
£591,500
+49.7%over 1 year9 May 2021
£395,000
Median price across the last 5 sales in RM6 4TA: £475,000 (2026–2017).
Nearby sales in RM6 4TA
What this page doesn't show
2 potential issues have already been flagged for 25 Abercorn Gardens, Romford, RM6 4TA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Recent ownership pattern worth a lookIn 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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About 25 Abercorn Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Abercorn Gardens is a four-bedroom mid-terrace house in Romford (RM6 4TA). It has a recorded floor area of 127 m² (around 1367 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (November 2021) shows a C (score 72). When first surveyed in February 2021 the rating was E, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Good to Very Good and main heating went from Average to Good. The recommended improvements would push it to B (score 84).
One planning record on file: an extension approved in 2021. Past consents include an extension, meaningful when judging how the property has evolved. At 127 m² it's 23.9% larger than the typical home in the postcode (103 m² median across 22 EPCs). Its energy rating outperforms most of the postcode (better than 82% of similar EPCs). Across 2021–2022, sale prices on this property compounded at 42.4% per year. On a £-per-square-foot basis, the last sale (£433/sq ft) was about 81.7% above the typical sold price in the postcode. Last sale on file: £591,500 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms2
Outside
- GarageYes
Building
- Central heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 25 Abercorn Gardens
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaRecent ownership pattern worth a look
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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)
Nov 2021
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from Feb 2021
EPC improved fromE51toC72
Main Fuel
Solid FuelGas
Switched from solid fuel to cleaner energy source
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Gas MultipointMain System
Hot water system upgraded
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
62%100%
More low energy lighting installed
Planning history
Applications and permits filed against 25 Abercorn Gardens, Romford, RM6 4TA, sourced from the PlanIt planning register.
25 Abercorn Gardens has an approved single-storey rear extension on the planning record.
1 application on record at 25 Abercorn Gardens, Romford, RM6 4TA
1decisions1extensions5documents16nearby
- Aug 2021ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension with a depth of 4.50 metres, highest point of 3.00 metres and height at the eaves of 2.90 metres.
- Council
- X BC Area 2 South East (AMF)
- Documents
- 5 docs on file
- Reference
- 2611/21
Unlock 25 Abercorn Gardens, Romford, RM6 4TA'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 1 application on this property in full, plus 16 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Abercorn Gardens homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
25 Abercorn Gardens outperforms the street on epc rating by a wide margin.
Price per m²
£4,657
Street avg £3,147
Floor Area
127 m²
Street avg 104 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 t/year
Street avg 5.0 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
231/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Goodmayes Hospital — bus stop.
Closest school
0.4 km
Chadwell Heath Academy. 47 schools nearby.
Nearest schools
- Chadwell Heath AcademySecondary431m
- Grove Primary SchoolPrimary526m
- Farnham Green Primary SchoolPrimary597m
- Atam AcademyAll-through612m
Nearest stops
- Goodmayes HospitalBus stop153m
- Priestley GardensBus stop257m
- Heathfield Park DriveBus stop318m
- Haywards CloseBus stop498m
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 4TA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
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
Early 20th centuryMid-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 £1,155 · 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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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 25 Abercorn Gardens is modelled from its 127 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 4TA. 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 25 Abercorn Gardens. 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 25 Abercorn Gardens was lodged in November 2021 at band C and is valid until November 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 25 Abercorn Gardens. 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 47 schools and 30 stops listed are measured in a straight line from RM6 4TA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Abercorn Gardens 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 25 Abercorn Gardens, Romford, RM6 4TA. Each answer is also embedded as structured data for search engines.
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- Every home in RM6 4TASold prices, values and energy ratings for the postcode
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