Model valuation£417,0008 Busby Close
Local market context
10 Crabtree Avenue, Romford, RM6 5EX
Estimated value
£431,000
- Since the 2006 sale (£192,000)+124%
- Against RM6 5EX's recent median (£375,000)+15%
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
End terrace
Bedrooms
3
Bathroom
1
Floor area
85 m²
915 sq ft
Energy rating
D
Score 68
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
£431,000
- Against its 2006 sale (£192,000)+124%
- Against RM6 5EX's recent median (£375,000)+15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Crabtree Avenue is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM6 5EX. 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
85 m² from the EPC lodged in March 2023
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in RM6 5EX
5 sales, median £375,000 (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.
10 Crabtree Avenue valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 July 2006Most recent
£192,000
Median price across the last 5 sales in RM6 5EX: £375,000 (2025–2023).
Nearby sales in RM6 5EX
What this page doesn't show
1 potential issue has already been flagged for 10 Crabtree Avenue, Romford, RM6 5EX. 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 10 Crabtree Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Crabtree Avenue is a three-bedroom end-of-terrace house in Romford (RM6 5EX). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (March 2023) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2012. Between certificates, wall efficiency dropped from Good to Average and roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.
Held since July 2006 — that's 20 years off the open market, well above the local norm. Today's modelled estimate of £431,000 sits 124.5% above the 2006 sale of £192,000. On a £-per-square-foot basis, the last sale (£210/sq ft) was about 30.7% below the postcode norm.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
- CloakroomYes
Outside
- Private gardenRear
- ParkingOff street
Before you decide
Everything you need to know about 10 Crabtree Avenue
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Mar 2023
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Rented
Certificate validity
Valid until 23 March 2033
Planning history
Applications and permits filed against 10 Crabtree Avenue, Romford, RM6 5EX, sourced from the PlanIt planning register.
10 Crabtree Avenue has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Crabtree Avenue homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 10 Crabtree Avenue lags the street by a wide margin.
Price per m²
£2,259
Street avg £3,652
Floor Area
85 m²
Street avg 87 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 t/year
Street avg 3.4 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.
Crime
231/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Marks Gate Community Centre — bus stop.
Closest school
0.3 km
Rose Lane Primary School. 34 schools nearby.
Nearest schools
- Rose Lane Primary SchoolPrimary342m
- St Bede's Catholic Primary SchoolPrimary869m
- The Warren SchoolSecondary982m
- Grove Primary SchoolPrimary987m
Nearest stops
- Marks Gate Community CentreBus stop256m
- Marks Gate Community CentreBus stop260m
- East Road (RM6)Bus stop346m
- Padnall RoadBus stop352m
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 5EX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.4dB
Night-time· 23:00 – 07:00
44.7dB
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 2 HomeBuyer Report
Early 20th centuryEnd-Terrace HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£456k
1 Donald Drive
RM6 5EB
3 bed1 bath
£398k
1 Beansland Grove
RM6 5QH
3 bed1 bath
£473k
1 Bede Road
RM6 5RT
3 bed
£511k
1 Chadville Gardens
RM6 5TX
3 bed
£514k
1 Freshwell Avenue
RM6 5DS
3 bed
£404k
1 Ethel Cottages, Padnall Road, Chadwell Heath
RM6 5JB
2 bed1 bath
£525k
1 Crabtree Avenue
RM6 5EX
4 bed2 bath
£622k
1 Blackbush Avenue
RM6 5TU
4 bed1 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 10 Crabtree Avenue is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RM6 5EX. 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 10 Crabtree Avenue. 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 10 Crabtree Avenue was lodged in March 2023 at band D and is valid until March 2033. 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 10 Crabtree Avenue. 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 34 schools and 30 stops listed are measured in a straight line from RM6 5EX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Crabtree Avenue 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 10 Crabtree Avenue, Romford, RM6 5EX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RM6 5EXSold prices, values and energy ratings for the postcode
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- 10 Crabtree Avenue, Romford valuationHow the estimate is built and what moves it
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