Model valuation£417,0008 Busby Close
Local market context
23 Crabtree Avenue, Romford, RM6 5EX
1 planning record
Estimated value
£383,000
- Against RM6 5EX's recent median (£375,000)+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
Habitable rooms
4
From EPC
Floor area
82 m²
883 sq ft
Energy rating
C
Score 73
Council tax
Band C
Tenure
Social 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
£383,000
- Against RM6 5EX's recent median (£375,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Crabtree Avenue is modelled from its 82 m² EPC floor area, the absence of a 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
82 m² from the EPC lodged in December 2013
Sales of this home
No sale recorded since 1995
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.
23 Crabtree Avenue has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 23 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 23 Crabtree Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Crabtree Avenue is a mid-terrace house in Romford (RM6 5EX). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (December 2013) shows a C (score 73). The recommended improvements would push it to B (score 88). The latest certificate is from December 2013, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2020. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 23 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.
23 Crabtree Avenue's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 10 Dec 2023
Current Certificate
Dec 2013EPC 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
Rented
Certificate validity
Expired on 10 December 2023
Planning history
Applications and permits filed against 23 Crabtree Avenue, Romford, RM6 5EX, sourced from the PlanIt planning register.
23 Crabtree Avenue has an approved single-storey rear extension on the planning record.
1 application on record at 23 Crabtree Avenue, Romford, RM6 5EX
1decisions1extensions8documents7nearby
- Nov 2020ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Prior notification application for the construction of a single storey rear extension and the installation of three roof lights. The proposed extension will extend beyond the rear wall by 6.00 metres. The maximum height of the proposed extension from the natural ground level is 3.30 metres. The height at eaves level of the proposed extension measured from the natural ground level is 3.00 metres.
- Documents
- 8 docs on file
- Reference
- 20/02143/PRIEXT
Unlock 23 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.
23 Crabtree Avenue outperforms the street on epc rating by a wide margin.
EPC Rating
73 (C)
Street avg 65 (D)
Floor Area
82 m²
Street avg 87 m²
CO₂ Emissions
2.5 t/year
Street avg 3.4 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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 centuryMid-Terrace HouseEPC C
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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 23 Crabtree Avenue is modelled from its 82 m² EPC floor area, the absence of a 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. No sale is recorded for 23 Crabtree Avenue, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 23 Crabtree Avenue was lodged in December 2013 at band C and expired in December 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 23 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
- 23 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 23 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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