Model valuation£417,0008 Busby Close
Local market context
2 Water Meadows, Riverview, Vange, Basildon, SS16 4TX
Estimated value
£192,000
- Since the 2017 sale (£150,000)+28%
- Against SS16 4TX's recent median (£157,500)+22%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedroom
1
Floor area
40 m²
431 sq ft
Energy rating
D
Score 62
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
£192,000
- Against its 2017 sale (£150,000)+28%
- Against SS16 4TX's recent median (£157,500)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Water Meadows is modelled from its 40 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in SS16 4TX. 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
40 m² from the EPC lodged in June 2016
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in SS16 4TX
5 sales, median £157,500 (2025–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
2 Water Meadows valuation sits well clear of the typical sold price in this postcode.
Sales timeline
6 July 2017Most recent
£150,000
+50.0%over 12 years14 January 2005
£100,000
Median price across the last 5 sales in SS16 4TX: £157,500 (2025–2012).
Nearby sales in SS16 4TX
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 2 Water Meadows
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Water Meadows is a one-bedroom mid-terrace house in Vange, Basildon, Basildon (SS16 4TX). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1983-1990 and council tax band B. The latest certificate (June 2016) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 91), a 2-band jump. Main heating runs on electricity. The latest certificate is from June 2016, so improvements made since then won't be reflected.
Across 2005–2017, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £192,000 is 28% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£348/sq ft) was about 75.4% above the typical sold price in the postcode. Last changed hands 9 years ago, in July 2017.
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
- Bedrooms1
Before you decide
Everything you need to know about 2 Water Meadows
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Jun 2026
Current Certificate
Jun 2016EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Rented
Certificate validity
Expired on 28 June 2026
Planning history
Applications and permits filed against 2 Water Meadows, Riverview, Vange, Basildon, SS16 4TX, sourced from the PlanIt planning register.
2 Water Meadows has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Water Meadows homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£3,750
Street avg £3,305
Floor Area
40 m²
Street avg 40 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Basildon district page.
Rail-style transport is unusually close for this postcode.
Crime
203/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Chestnut Road — bus stop.
Closest school
0.5 km
Ryedene Primary and Nursery School. 21 schools nearby.
Nearest schools
- Ryedene Primary and Nursery SchoolPrimary531m
- Maple Grove Primary SchoolPrimary550m
- Bardfield AcademyPrimary624m
- St Teresa's Catholic Primary School, BasildonPrimary851m
Nearest stops
- Chestnut RoadBus stop99m
- ChasewayBus stop166m
- LynestedeBus stop227m
- Sandon RoadBus stop248m
Most reported crime locally
- Violence & Sexual Offences1,525 reports47%
- Criminal Damage & Arson266 reports8%
- Anti-social Behaviour251 reports8%
- Shoplifting241 reports7%
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 SS16 4TX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.0dB
Night-time· 23:00 – 07:00
50.4dB
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
Late 20th centuryMid-Terrace HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£190k
1 Cashmere Way
SS16 4RE
1 bed1 bath
£130k
1 Chestnut Road, Vange
SS16 4TD
1 bed
£170k
1 Downs Grove
SS16 4QL
2 bed
£168k
1 Chestnut Court, High Road, Vange
SS16 4UB
2 bed1 bath
£295k
1 Avondale Road
SS16 4TT
2 bed1 bath
£319k
1 Creek View
SS16 4RU
3 bed
£320k
1 Collingwood Road
SS16 4DP
3 bed1 bath
£320k
1 Driftway
SS16 4XB
3 bed
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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 Water Meadows is modelled from its 40 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in SS16 4TX. 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 2 Water Meadows. 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 Water Meadows was lodged in June 2016 at band D and expired in June 2026, 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. None is matched to 2 Water Meadows. 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 21 schools and 30 stops listed are measured in a straight line from SS16 4TX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Water Meadows 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 2 Water Meadows, Riverview, Vange, Basildon, SS16 4TX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in SS16 4TXSold prices, values and energy ratings for the postcode
- SS 16 property marketPrices, postcodes, schools and transport across the district
- 2 Water Meadows, Riverview, Vange, Basildon valuationHow the estimate is built and what moves it
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