Model valuation£417,0008 Busby Close
Local market context
25b, Eric Road, Romford, RM6 6JJ
Estimated value
£238,000
- Since the 2006 sale (£132,000)+80%
- Against RM6 6JJ's recent median (£425,000)-44%
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
End terrace
Floor 1st
Bedrooms
2
Bathrooms
2
Floor area
45 m²
484 sq ft
Energy rating
D
Score 67
Council tax
Band B
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
£238,000
- Against its 2006 sale (£132,000)+80%
- Against RM6 6JJ's recent median (£425,000)-44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25b is modelled from its 45 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 6JJ. 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
45 m² from the EPC lodged in September 2019
Sales of this home
2 sales recorded, the latest in 2006
Recent sales in RM6 6JJ
5 sales, median £425,000 (2025–2024)
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 | 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.
Sales timeline
10 August 2006Most recent
£132,000
+14.8%over 2 years29 April 2004
£114,995
Median price across the last 5 sales in RM6 6JJ: £425,000 (2025–2024).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 25b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25b is a two-bedroom end-of-terrace house in Romford (RM6 6JJ). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (September 2019) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2009. Between certificates, lighting went from Very Poor to Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 77). At 45 m² this is the 2nd smallest of 34 units on EPC record in the building, where floor areas span 42–147 m². The building's EPC ratings span E to C across 34 units on file.
Untraded for 20 years, with the last transfer in August 2006. Across 2004–2006, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £238,000 sits 80.3% above the 2006 sale of £132,000. At 45 m² it sits well below the postcode median (87 m² across 33 EPCs), making it one of the more compact homes locally.
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
- Bathrooms2
Before you decide
Everything you need to know about 25b
The true value, the hidden risks and the full sale history, in one report.
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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)
Sept 2019
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Valid until 26 September 2029
Property Improvements
Changes detected from historical EPC data
Sept 2019from Apr 2009
Low Energy Lighting
0%50%
More low energy lighting installed
Planning history
Applications and permits filed against 25b, Eric Road, Romford, RM6 6JJ, sourced from the PlanIt planning register.
25b has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Eric Road homes
Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 25b runs well behind the street norm.
EPC Rating
67 (D)
Street avg 69 (D)
Floor Area
45 m²
Street avg 48 m²
CO₂ Emissions
2.1 t/year
Street avg 2.0 t/year
Habitable Rooms
3 rooms
Street avg 2 rooms
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
0.1 km
Japan Road — bus stop.
Closest school
0.5 km
Furze Infant School. 48 schools nearby.
Nearest schools
- Furze Infant SchoolPrimary497m
- Chadwell Primary SchoolPrimary775m
- St Bede's Catholic Primary SchoolPrimary873m
- The Warren SchoolSecondary903m
Nearest stops
- Japan RoadBus stop136m
- Herbert GardensBus stop174m
- St Chad's RoadBus stop176m
- Chadwell Heath LaneBus stop269m
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 6JJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Night-time· 23:00 – 07:00
41.1dB
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 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£238k
1 Bedwell Court, Broomfield Road
RM6 6DR
2 bed1 bath
£260k
1 Grantham Court, Grantham Gardens
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2 bed1 bath
£450k
1 Geneva Gardens
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2 bed
£429k
1 Coombewood Drive
RM6 6AA
3 bed1 bath
£455k
1 Beresford Gardens
RM6 6RX
3 bed
£461k
1 Alexandra Road, Chadwell Heath
RM6 6UL
3 bed1 bath
£464k
1 Berengers Court
RM6 6HY
3 bed2 bath
£491k
1 Burlington Gardens
RM6 6EL
3 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 25b is modelled from its 45 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RM6 6JJ. 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 25b. 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 25b was lodged in September 2019 at band D and is valid until September 2029. 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 25b. 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 48 schools and 30 stops listed are measured in a straight line from RM6 6JJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25b 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 25b, Eric Road, Romford, RM6 6JJ. Each answer is also embedded as structured data for search engines.
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- Every home in RM6 6JJSold prices, values and energy ratings for the postcode
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- 25b, Eric Road, Romford valuationHow the estimate is built and what moves it
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