12 Humphries Close, Dagenham, RM9 5BX
About 12 Humphries Close
12 Humphries Close is a two-bedroom end-of-terrace house in Dagenham (RM9 5BX). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2019) shows a C (score 69), just inside the C band. The rating has held steady at C across 4 certificates since October 2009. Between certificates, wall efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 85).
At 75 m² the property is well over the postcode median (49 m² across 29 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £400,000 is 26.6% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£391/sq ft) was about 34.6% above the typical sold price in the postcode. Sold June 2020 for £316,000.
Know exactly what you're buying at 12 Humphries Close
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff road
Building
- Central heatingYes
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Heating controls changed
More low energy lighting installed
Heating controls upgraded for better temperature management
Loft insulation upgraded to recommended levels
Low energy lighting percentage decreased
Planning history
12 Humphries Close has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£400,000
Modelled from EPC, postcode comparables.
£316,000
Recorded with HM Land Registry.
Sales timeline
2 June 2020Most recent
£316,000
Median price across the last 5 sales in RM9 5BX: £285,000 (2024–2019).
Nearby sales in RM9 5BX
Everything we know about 12 Humphries Close, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Humphries Close homes
On habitable rooms, 12 Humphries Close runs well behind the street norm.
Price per m²
£4,213
Street avg £3,822
Floor Area
75 m²
Street avg 75 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.2 t/year
Similar properties nearby
The neighbourhood at a glance
Crime
16/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Boxoll Road — bus stop.
Closest school
0.1 km
St Joseph's Catholic Primary School. 56 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.0dB
Night-time· 23:00 – 07:00
42.3dB