Model valuation£417,0008 Busby Close
Local market context
2 St James Gardens, Little Heath, Romford, RM6 5RY
5 sales on record3 planning records
Estimated value
£524,000
- Since the 2025 sale (£540,000)-3%
- Against RM6 5RY's recent median (£264,995)+98%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
104 m²
1119 sq ft
Energy rating
C
Score 75
Council tax
Band E
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
£524,000
- Against its 2025 sale (£540,000)-3%
- Against RM6 5RY's recent median (£264,995)+98%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 St James Gardens is modelled from its 104 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM6 5RY. 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
104 m² from the EPC lodged in May 2022
Sales of this home
5 sales recorded, the latest in 2025
Recent sales in RM6 5RY
5 sales, median £264,995 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
Latest sale on 2 St James Gardens was the highest on Land Registry record across the postcode.
Sales timeline
13 October 2025Most recent
£540,000
+100.0%over 14 years25 September 2011
£270,000
+8.0%over 6 years23 December 2004
£249,950
-7.4%22 December 2004
£270,000
+51.7%over 4 years19 July 2000
£178,000
Median price across the last 5 sales in RM6 5RY: £264,995 (2025–2021).
Nearby sales in RM6 5RY
29 St James Gardens, Little Heath, Romford, RM6 5RY
Sold Mar 2025
£320,00011 St James Gardens, Little Heath, Romford, RM6 5RY
Sold Mar 2025
£425,00042 St James Gardens, Little Heath, Romford, RM6 5RY
Sold Sept 2022
£255,00021 St James Gardens, Little Heath, Romford, RM6 5RY
Sold Jan 2022
£264,99546 St James Gardens, Little Heath, Romford, RM6 5RY
Sold Oct 2021
£220,000
What this page doesn't show
1 potential issue has already been flagged for 2 St James Gardens, Little Heath, Romford, RM6 5RY. 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 St James Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 St James Gardens is a three-bedroom detached house in Little Heath, Romford, Romford (RM6 5RY). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (May 2022) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since September 2010. Between certificates, roof efficiency went from Good to Very Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 85).
At 104 m² the property is well over the postcode median (65 m² across 34 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold October 2025 for £540,000. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include a loft conversion, an extension and a conservatory, meaningful when judging how the property has evolved. Across 2000–2025, sale prices on this property compounded at 4.5% per year. On a £-per-square-foot basis, the last sale (£482/sq ft) was about 101.6% above the typical sold price in the postcode.
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
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenRear
- GarageYes
Before you decide
Everything you need to know about 2 St James Gardens
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)
May 2022
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 May 2032
Property Improvements
Changes detected from historical EPC data
May 2022from Sept 2010
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
8%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 St James Gardens, Little Heath, Romford, RM6 5RY, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
3 applications on record at 2 St James Gardens, Little Heath, Romford, RM6 5RY
3decisions3extensions24documents7nearby
- Jan 2012ConservatoryFullOutcome in report
Extension: Rear of property
Rear conservatory.
Extension- Documents
- 8 docs on file
- Reference
- 2499/11
- More recent applications — locked
- Loft ConversionFeb 2017Decision
- Loft ConversionNov 2016Decision
Unlock 2 St James Gardens, Little Heath, Romford, RM6 5RY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 7 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other St James Gardens homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 St James Gardens outperforms the street on price per m² by a wide margin.
Price per m²
£5,192
Street avg £3,226
Floor Area
104 m²
Street avg 96 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.2 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
Barley Lane — bus stop.
Closest school
0.3 km
Atam Academy. 42 schools nearby.
Nearest schools
- Atam AcademyAll-through336m
- Atam AcademyAll-through336m
- Grove Primary SchoolPrimary628m
- St Bede's Catholic Primary SchoolPrimary1.0km
Nearest stops
- Barley LaneBus stop117m
- Chadwell Heath Lane /Barley LnBus stop261m
- Hainault Road Little HeathBus stop353m
- Little HeathBus stop399m
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 5RY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.8dB
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
Late 20th centuryDetached HouseEPC C
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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 St James Gardens is modelled from its 104 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RM6 5RY. 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. 5 sales are recorded for 2 St James Gardens. 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 St James Gardens was lodged in May 2022 at band C and is valid until May 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 St James Gardens. 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 42 schools and 30 stops listed are measured in a straight line from RM6 5RY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 St James Gardens is in council tax band E. 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 St James Gardens, Little Heath, Romford, RM6 5RY. Each answer is also embedded as structured data for search engines.
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