Model valuation£417,0008 Busby Close
Local market context
2 Roles Grove, Romford, RM6 5LT
Estimated value
£367,000
- Since the 2006 sale (£178,495)+106%
- Against RM6 5LT's recent median (£375,000)-2%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Floor area
88 m²
949 sq ft
Energy rating
C
Score 69
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
£367,000
- Against its 2006 sale (£178,495)+106%
- Against RM6 5LT's recent median (£375,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Roles Grove is modelled from its 88 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 5LT. 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
88 m² from the EPC lodged in March 2011
Sales of this home
2 sales recorded, the latest in 2006
Recent sales in RM6 5LT
5 sales, median £375,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
2 Roles Grove has more than doubled in price since the earliest registered sale in 1996.
Sales timeline
27 November 2006Most recent
£178,495
+185.6%over 10 years13 June 1996
£62,500
Median price across the last 5 sales in RM6 5LT: £375,000 (2025–2022).
What this page doesn't show
1 potential issue has already been flagged for 2 Roles Grove, Romford, RM6 5LT. 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 2 Roles Grove
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Roles Grove is a three-bedroom end-of-terrace house in Romford (RM6 5LT). It has a recorded floor area of 88 m² (around 949 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (March 2011) shows a C (score 69), just inside the C band. The latest certificate is from March 2011, so improvements made since then won't be reflected.
It hasn't traded since November 2006, a hold of 20 years that's notably long for the area. Across 1996–2006, sale prices on this property compounded at 10.6% per year. Today's modelled estimate of £367,000 sits 105.6% above the 2006 sale of £178,495.
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
- Dining roomYes
Outside
- Private gardenFront and rear
Building
- Heating systemGas
Before you decide
Everything you need to know about 2 Roles Grove
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.
2 Roles Grove'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 20 Mar 2021
Current Certificate
Mar 2011EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Rented
Certificate validity
Expired on 20 March 2021
Planning history
Applications and permits filed against 2 Roles Grove, Romford, RM6 5LT, sourced from the PlanIt planning register.
2 Roles Grove 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 Roles Grove homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Roles Grove is notably below the street on habitable rooms.
Price per m²
£2,024
Street avg £3,207
Floor Area
88 m²
Street avg 116 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 2.7 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
0.1 km
Marks Gate Community Centre — bus stop.
Closest school
0.2 km
Rose Lane Primary School. 31 schools nearby.
Nearest schools
- Rose Lane Primary SchoolPrimary223m
- The Warren SchoolSecondary929m
- St Bede's Catholic Primary SchoolPrimary984m
- Warren Junior SchoolPrimary1.0km
Nearest stops
- Marks Gate Community CentreBus stop107m
- Marks Gate Community CentreBus stop118m
- Padnall RoadBus stop316m
- East Road (RM6)Bus stop333m
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 5LT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.7dB
Night-time· 23:00 – 07:00
46.1dB
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
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.
£398k
1 Beansland Grove
RM6 5QH
3 bed1 bath
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1 Donald Drive
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3 bed1 bath
£473k
1 Bede Road
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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 2 Roles Grove is modelled from its 88 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 5LT. 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 2 Roles Grove. 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 2 Roles Grove was lodged in March 2011 at band C and expired in March 2021, 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. None is matched to 2 Roles Grove. 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 31 schools and 30 stops listed are measured in a straight line from RM6 5LT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Roles Grove 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 2 Roles Grove, Romford, RM6 5LT. Each answer is also embedded as structured data for search engines.
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- Every home in RM6 5LTSold prices, values and energy ratings for the postcode
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