Model valuation£417,0008 Busby Close
Local market context
22 Blackbush Avenue, Romford, RM6 5TU
Estimated value
£487,000
- Since the 2010 sale (£262,000)+86%
- Against RM6 5TU's recent median (£480,000)+1%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
4
Floor area
114 m²
1222 sq ft
Energy rating
E
Score 41
Council tax
Band D
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
£487,000
- Against its 2010 sale (£262,000)+86%
- Against RM6 5TU's recent median (£480,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Blackbush Avenue is modelled from its 114 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 5TU. 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
114 m² from the EPC lodged in February 2010
Sales of this home
2 sales recorded, the latest in 2010
Recent sales in RM6 5TU
5 sales, median £480,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2024 | 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.
22 Blackbush Avenue valuation sits well clear of the typical sold price in this postcode.
Sales timeline
26 November 2010Most recent
£262,000
-1.9%over 3 years6 September 2007
£267,000
Median price across the last 5 sales in RM6 5TU: £480,000 (2024–2022).
Nearby sales in RM6 5TU
What this page doesn't show
1 potential issue has already been flagged for 22 Blackbush Avenue, Romford, RM6 5TU. 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 22 Blackbush Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Blackbush Avenue is a four-bedroom end-of-terrace house in Romford (RM6 5TU). It has a recorded floor area of 114 m² (around 1222 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (February 2010) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2008. Between certificates, wall efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good; while roof efficiency dropped from Good to Poor. The latest certificate is from February 2010, so improvements made since then won't be reflected. Other recorded features include a loft. Records show the property has been extended at some point in its history.
Untraded for 16 years, with the last transfer in November 2010. Across 2007–2010, sale prices on this property compounded at -0.6% per year. Today's modelled estimate of £487,000 sits 85.9% above the 2010 sale of £262,000. On a £-per-square-foot basis, the last sale (£214/sq ft) was about 18.7% below the postcode norm. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs).
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
- Bedrooms4
- Dining roomYes
- EnsuiteYes
- LoftYes
Outside
- Private gardenRear
- ParkingOff street
Building
- Previously extendedYes
Before you decide
Everything you need to know about 22 Blackbush 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.
22 Blackbush Avenue's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Feb 2020
Current Certificate(1 of 2)
Feb 2010
EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 February 2020
Property Improvements
Changes detected from historical EPC data
Feb 2010from Oct 2008
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Wall Insulation
Uninsulated SolidPartial Insulation
Wall insulation upgraded
Planning history
Applications and permits filed against 22 Blackbush Avenue, Romford, RM6 5TU, sourced from the PlanIt planning register.
22 Blackbush Avenue 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 Blackbush Avenue homes
Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Blackbush Avenue is notably below the street on co₂ emissions.
Price per m²
£2,308
Street avg £3,798
Floor Area
114 m²
Street avg 105 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
8.4 t/year
Street avg 5.4 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.
Rail-style transport is unusually close for this postcode.
Crime
231/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Hawkridge Close — bus stop.
Closest school
0.2 km
St Bede's Catholic Primary School. 46 schools nearby.
Nearest schools
- St Bede's Catholic Primary SchoolPrimary235m
- Grove Primary SchoolPrimary644m
- Chadwell Heath AcademySecondary826m
- Chadwell Primary SchoolPrimary866m
Nearest stops
- Hawkridge CloseBus stop345m
- Hall Road (RM6)Bus stop356m
- Somerville Rd Chadwell Hth LnBus stop394m
- Grove Road Little HeathBus stop423m
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 5TU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
40.4dB
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 centuryEnd-Terrace HouseEPC E
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.
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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 22 Blackbush Avenue is modelled from its 114 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 5TU. 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 22 Blackbush 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 22 Blackbush Avenue was lodged in February 2010 at band E and expired in February 2020, so a new one is needed to sell or let. 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 Blackbush 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 46 schools and 30 stops listed are measured in a straight line from RM6 5TU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Blackbush Avenue is in council tax band D. 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 22 Blackbush Avenue, Romford, RM6 5TU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RM6 5TUSold prices, values and energy ratings for the postcode
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- 22 Blackbush Avenue, Romford valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales