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22 Roles Grove, Romford, RM6 5LT

3 sales on record

Estimated value

£256,000

  • Since the 2025 sale (£230,000)+11%
  • Against RM6 5LT's recent median (£375,000)-32%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 00
Bedrooms
2
Bathroom
1
Floor area
61 m²
657 sq ft
Energy rating
C
Score 70
Council tax
Band B
Tenure
Owner Occupied
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Valuation

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

£256,000

  • Against its 2025 sale (£230,000)+11%
  • Against RM6 5LT's recent median (£375,000)-32%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Roles Grove is modelled from its 61 m² EPC floor area, its 3 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

    61 m² from the EPC lodged in October 2025

  • Sales of this home

    3 sales recorded, the latest in 2025

  • Recent sales in RM6 5LT

    5 sales, median £375,000 (2025–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

22 Roles Grove saw 3 transfers in just over a decade — high turnover for the postcode.

Sales timeline

  1. 16 January 2025Most recent

    £230,000

    +4.5%over 3 years

  2. 12 September 2021

    £220,000

    +4.8%over 3 years

  3. 12 July 2018

    £210,000

Median price across the last 5 sales in RM6 5LT: £375,000 (2025–2019).

Risks

What this page doesn't show

1 potential issue has already been flagged for 22 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

Overview

About 22 Roles Grove

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 Roles Grove is a two-bedroom mid-terrace house in Romford (RM6 5LT). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (October 2025) shows a C (score 70). When first surveyed in September 2012 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Average to Good; while window efficiency dropped from Average to Poor. At 61 m² this is the 8th smallest of 47 units on EPC record in the building, where floor areas span 53–190 m². The building's EPC ratings span F to B across 47 units on file.

Across 2018–2025, sale prices on this property compounded at 1.4% per year. Today's modelled estimate of £256,000 is 11.3% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£350/sq ft) was about 83.6% above the typical sold price in the postcode. At 61 m² it's 28.2% smaller than the typical home in the postcode (85 m² median across 46 EPCs). Last sale on file: £230,000 in January 2025.

Specifications

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

  • Bedrooms2
  • Bathrooms1
Before you decide

Everything you need to know about 22 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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Oct 2025

EPC Rating

A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 16 October 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2025from Sept 2012
EPC improved fromD62toC70
Heating Controls
ThermostatProg + Stat

Heating controls upgraded for better temperature management

Low Energy Lighting
33%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 22 Roles Grove, Romford, RM6 5LT, sourced from the PlanIt planning register.

22 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.

On the street

Versus other Roles Grove homes

Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.

On price per m², 22 Roles Grove stands well clear of the street.

Price per m²

£3,770

Street avg £2,470

Strongly above

Floor Area

61 m²

Street avg 60 m²

Above

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

2.1 t/year

Street avg 2.4 t/year

On par
Area

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.
Full Romford report

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.

Noise

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 road noise heatmap for RM6 5LT

Daytime· 07:00 – 23:00

55.7dB

Moderate
Night-time road noise heatmap for RM6 5LT

Night-time· 23:00 – 07:00

46.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryGround Floor FlatEPC 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.

From £545 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£404k

1 Ethel Cottages, Padnall Road, Chadwell Heath

RM6 5JB

2 bed1 bath
£398k

1 Beansland Grove

RM6 5QH

3 bed1 bath
£456k

1 Donald Drive

RM6 5EB

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
£246k

1 Bagleys Springs

RM6 5LD

£230k

1 Cavalier Close

RM6 5EJ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 22 Roles Grove is modelled from its 61 m² EPC floor area, its 3 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. 3 sales are recorded for 22 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 22 Roles Grove was lodged in October 2025 at band C and is valid until October 2035. 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 22 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
22 Roles Grove is in council tax band B. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Roles Grove, Romford, RM6 5LT. Each answer is also embedded as structured data for search engines.

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