452A Romford Road, London, E7 8AP
UPRN:46061987Mid Terrace House4 bedsBuilt -
FreeholdCouncil Tax: Band BEPC: -
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T13:56:19.898766+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:37:35.325546+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 2mo agoSchools: ageing, refreshed 2mo ago (2026-09-06T16:32:37.982054+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
73
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£765,000
£612k - £918kLow
Estimate
£765k
Range
£612k – £918k
Rent Estimate (pcm)
£3,350
£3k - £4k
Monthly
£3,350
Yield
5.25%
Verdict
Derived from HomePortfolio scores
452A Romford Road earns an INVESTIGATE rating with HP Score 73/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
73
HP Score
73/ 100
Mixed
61
Investment Score
61/ 100
Moderate
28
Crime Score
28/ 100
Moderate
78
Walkability
78/ 100
High
Transit & Bike
Transit 43Bike 68
Walk Score, out of 100
Valuation & Market
Sale Estimate£765,000
Rent Estimate (pcm)£3,350
Gross Yield5.25%
1y Growth-
3y Growth+3.4%
5y Growth+2.8%
10y Growth+3.7%
Last Sold Price£125,000 (1998-10-23)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseHigh
Planning Activity
Recent Apps
0E7 8AP
Approval Rate
-12mo
Development
low
- Pending26/02221/TCAT1 - T2 - Lime - Re-pollard both trees and remove crown regrowth (new shoot growth only), maintaining a final crown dimension of approximately 2m x 2m. (This application is in the Woodgrange Estate Conservation Area.)
- Pending26/02257/HHErection of an a loft conversion with an L-shaped dormer and a juliet balcony and installation of two front rooflights.
- Pending26/02259/HHErection of part first floor rear extension.
Ownership
- Corporate Ownership74.2%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change1998-10-23
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£36,080
Population Density-
Owner Occupied33%
Age Distribution
0-15 25%16-64 69%65+ 6%
Schools Nearby
- Zakariya Primary School0.1 miGood
- Sandringham Primary School0.1 miOutstanding
- Woodgrange Infant School0.3 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Godwin Junior School0.4 miGood
3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 472 Romford Road-£750k-
- 474 Romford Road-£287k-
- 476B Romford Road-£340k-
- 490 Romford Road-£590k-