Model valuation£417,0008 Busby Close
Local market context
11 Crabtree Avenue, Romford, RM6 5EX
3 sales on record1 planning record
Estimated value
£463,000
- Since the 2025 sale (£460,000)+1%
- Against RM6 5EX's recent median (£375,000)+23%
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
Habitable rooms
4
From EPC
Floor area
82 m²
883 sq ft
Energy rating
C
Score 73
Council tax
Band C
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
£463,000
- Against its 2025 sale (£460,000)+1%
- Against RM6 5EX's recent median (£375,000)+23%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Crabtree Avenue is modelled from its 82 m² EPC floor area, its 3 recorded sales 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
82 m² from the EPC lodged in September 2020
Sales of this home
3 sales recorded, the latest in 2025
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 | 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.
Sale price has at least doubled since 2010.
Sales timeline
26 May 2025Most recent
£460,000
+26.0%over 4 years29 September 2020
£365,000
+111.0%over 9 years30 November 2010
£173,000
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 11 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
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About 11 Crabtree Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Crabtree Avenue is an end-of-terrace house in Romford (RM6 5EX). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2020) shows a C (score 73). When first surveyed in July 2010 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Good to Very Good and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 86).
A recent sale: £460,000 in May 2025. Across 2010–2025, sale prices on this property compounded at 7% per year. On a £-per-square-foot basis, the last sale (£521/sq ft) was about 84% above the typical sold price in the postcode. One planning record on file: an annexe refused in 2020.
Before you decide
Everything you need to know about 11 Crabtree Avenue
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)
Sept 2020
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Jul 2010
EPC improved fromE51toC73
Heating Controls
Prog + TRVsThermostat
Heating controls changed
Hot Water
AverageGood
Hot water efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
10%100%
More low energy lighting installed
Planning history
Applications and permits filed against 11 Crabtree Avenue, Romford, RM6 5EX, sourced from the PlanIt planning register.
1 application on record at 11 Crabtree Avenue, Romford, RM6 5EX
1decisions8documents7nearby
- Dec 2020AnnexFullOutcome in report
Construction of a single storey granny annexe.
- Documents
- 8 docs on file
- Reference
- 20/02124/HSE
Unlock 11 Crabtree Avenue, Romford, RM6 5EX'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 7 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Crabtree Avenue homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 11 Crabtree Avenue stands well clear of the street.
Price per m²
£5,610
Street avg £3,518
Floor Area
82 m²
Street avg 87 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.5 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
Mid 20th centuryEnd-Terrace HouseEPC C
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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.
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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 11 Crabtree Avenue is modelled from its 82 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 11 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 11 Crabtree Avenue was lodged in September 2020 at band C and is valid until September 2030. 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 11 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
- 11 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 11 Crabtree Avenue, Romford, RM6 5EX. Each answer is also embedded as structured data for search engines.
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- Every home in RM6 5EXSold prices, values and energy ratings for the postcode
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