Model valuation£417,0008 Busby Close
Local market context
40 Blackbush Avenue, Romford, RM6 5TU
4 sales on record1 planning record
Estimated value
£613,000
- Since the 2022 sale (£556,000)+10%
- Against RM6 5TU's recent median (£475,000)+29%
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
Semi-detached
Bedrooms
4
Bathrooms
3
Floor area
110 m²
1184 sq ft
Energy rating
E
Score 48
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
£613,000
- Against its 2022 sale (£556,000)+10%
- Against RM6 5TU's recent median (£475,000)+29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 40 Blackbush Avenue is modelled from its 110 m² EPC floor area, its 4 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
110 m² from the EPC lodged in August 2014
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in RM6 5TU
5 sales, median £475,000 (2024–2021)
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 | 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.
40 Blackbush Avenue has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
12 May 2022Most recent
£556,000
+47.9%over 7 years22 December 2014
£376,000
+28.8%over 10 years2 September 2004
£292,000
+180.8%over 4 years26 October 1999
£104,000
Median price across the last 5 sales in RM6 5TU: £475,000 (2024–2021).
Nearby sales in RM6 5TU
What this page doesn't show
1 potential issue has already been flagged for 40 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 40 Blackbush Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
40 Blackbush Avenue is a four-bedroom semi-detached house in Romford (RM6 5TU). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (August 2014) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected.
Sold May 2022 for £556,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One planning record on file: a loft conversion approved in 2001. Past consents include a loft conversion, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). Across 1999–2022, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £613,000 is 10.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£470/sq ft) was about 79.9% 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
- Bedrooms4
- Bathrooms3
Before you decide
Everything you need to know about 40 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.
40 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 08 Aug 2024
Current Certificate
Aug 2014EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
7.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 August 2024
Planning history
Applications and permits filed against 40 Blackbush Avenue, Romford, RM6 5TU, sourced from the PlanIt planning register.
1 application on record at 40 Blackbush Avenue, Romford, RM6 5TU
1decisions1extensions4documents7nearby
- Dec 2001Loft ConversionFullOutcome in report
Loft conversion with rear dormer and hip to gable alteration.
- Council
- East Team/Area 5
- Documents
- 4 docs on file
- Reference
- 2378/01
Unlock 40 Blackbush Avenue, Romford, RM6 5TU'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 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Blackbush Avenue homes
Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.
40 Blackbush Avenue outperforms the street on price per m² by a wide margin.
Price per m²
£5,055
Street avg £3,707
Floor Area
110 m²
Street avg 105 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
7.4 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 3 Building Survey
Early 20th centurySemi-Detached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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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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 40 Blackbush Avenue is modelled from its 110 m² EPC floor area, its 4 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. 4 sales are recorded for 40 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 40 Blackbush Avenue was lodged in August 2014 at band E and expired in August 2024, 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 40 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
- 40 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 40 Blackbush Avenue, Romford, RM6 5TU. Each answer is also embedded as structured data for search engines.
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