RM4 1BL

Willow Tree Close, Romford

Median, last 3 years

£473,500

2 sales, Jun 2023 – May 2026

Last standard sale

£500,000

10 Oct 2025

Standard sales

since 2001 (+2 additional entries)

RM4 district median

£640,000

59 sales, 12 months to May 2026

Medians count standard sales only (Price Paid category A). Additional entries (category B) - repossessions, buy-to-lets with an identifiable mortgage, and purchases by companies and other non-private buyers - are listed below but left out.

Median price by year

2011 to 2025. Every year since 2001 is in the figures below.

Paler bars rest on fewer than three sales, so they show which homes sold more than how prices moved.

Show the figures

Median sale price and number of sales by year
Year	Median	Sales
2025 (few sales)	£473,500	2
2023 (few sales)	£440,000	1
2022 (few sales)	£362,500	2
2021	£580,000	4
2019 (few sales)	£377,000	1
2018 (few sales)	£390,000	1
2016	£390,000	3
2015 (few sales)	£595,000	2
2014 (few sales)	£360,000	1
2013 (few sales)	£290,000	1
2012 (few sales)	£280,000	1
2011 (few sales)	£310,000	1
2010 (few sales)	£420,000	1
2008 (few sales)	£257,500	2
2007	£283,750	4
2006	£326,500	4
2005	£233,000	3
2004 (few sales)	£259,500	2
2003	£225,000	3
2002	£215,000	5
2001	£180,475	28

Sale history (74 records · 24 homes sold more than once)

Address	Date	Type	Price
30, WILLOW TREE CLOSE Cat B 24 Jul 2026 · Other · Freehold	24 Jul 2026	Other · Freehold	£800,000
11, WILLOW TREE CLOSE 10 Oct 2025 · Terraced · Freehold Previously £153,000 (Aug 2001) · +227%	10 Oct 2025	Terraced · Freehold	£500,000
4, WILLOW TREE CLOSE 2 May 2025 · Terraced · Freehold Previously £377,000 (Oct 2019) · +19%	2 May 2025	Terraced · Freehold	£447,000
26, WILLOW TREE CLOSE Cat B 5 Apr 2023 · Semi-detached · Freehold Previously £275,000 (May 2007)	5 Apr 2023	Semi-detached · Freehold	£620,000
7, WILLOW TREE CLOSE 4 Jan 2023 · Terraced · Freehold Previously £157,950 (Sep 2001) · +179%	4 Jan 2023	Terraced · Freehold	£440,000
17, WILLOW TREE CLOSE 1 Aug 2022 · Semi-detached · Freehold Previously £390,000 (Sep 2016) · −5%	1 Aug 2022	Semi-detached · Freehold	£370,000
3, WILLOW TREE CLOSE 28 Apr 2022 · Terraced · Freehold Previously £170,950 (Oct 2001) · +108%	28 Apr 2022	Terraced · Freehold	£355,000
27, WILLOW TREE CLOSE 18 Nov 2021 · Detached · Freehold Previously £250,000 (Apr 2001) · +148%	18 Nov 2021	Detached · Freehold	£620,000
13, WILLOW TREE CLOSE 23 Jun 2021 · Semi-detached · Freehold Previously £240,000 (Aug 2001) · +127%	23 Jun 2021	Semi-detached · Freehold	£545,000
12, WILLOW TREE CLOSE 18 Jun 2021 · Detached · Freehold Previously £455,000 (Jan 2016) · +10%	18 Jun 2021	Detached · Freehold	£502,000
29, WILLOW TREE CLOSE 12 Mar 2021 · Detached · Freehold	12 Mar 2021	Detached · Freehold	£615,000
4, WILLOW TREE CLOSE 18 Oct 2019 · Terraced · Freehold Previously £375,000 (Apr 2016) · +1%	18 Oct 2019	Terraced · Freehold	£377,000
6, WILLOW TREE CLOSE 10 Aug 2018 · Terraced · Freehold Previously £225,000 (Dec 2005) · +73%	10 Aug 2018	Terraced · Freehold	£390,000
17, WILLOW TREE CLOSE 30 Sep 2016 · Semi-detached · Freehold Previously £225,000 (Nov 2003) · +73%	30 Sep 2016	Semi-detached · Freehold	£390,000
4, WILLOW TREE CLOSE 27 Apr 2016 · Terraced · Freehold Previously £192,500 (Dec 2002) · +95%	27 Apr 2016	Terraced · Freehold	£375,000
12, WILLOW TREE CLOSE 5 Jan 2016 · Detached · Freehold Previously £420,000 (Apr 2010) · +8%	5 Jan 2016	Detached · Freehold	£455,000
25, WILLOW TREE CLOSE 6 Nov 2015 · Terraced · Freehold Previously £360,000 (Aug 2014) · +28%	6 Nov 2015	Terraced · Freehold	£460,000
23, WILLOW TREE CLOSE 29 Jul 2015 · Detached · Freehold Previously £440,000 (Jul 2007) · +66%	29 Jul 2015	Detached · Freehold	£730,000
25, WILLOW TREE CLOSE 1 Aug 2014 · Terraced · Freehold Previously £190,000 (May 2001) · +89%	1 Aug 2014	Terraced · Freehold	£360,000
22, WILLOW TREE CLOSE 9 Jan 2013 · Terraced · Freehold Previously £245,000 (Apr 2006) · +18%	9 Jan 2013	Terraced · Freehold	£290,000
5, WILLOW TREE CLOSE 8 Jun 2012 · Terraced · Freehold Previously £275,000 (Jun 2007) · +2%	8 Jun 2012	Terraced · Freehold	£280,000
20, WILLOW TREE CLOSE 8 Aug 2011 · Terraced · Freehold Previously £167,000 (Jun 2001) · +86%	8 Aug 2011	Terraced · Freehold	£310,000
12, WILLOW TREE CLOSE 1 Apr 2010 · Detached · Freehold Previously £338,000 (Dec 2002) · +24%	1 Apr 2010	Detached · Freehold	£420,000
9, WILLOW TREE CLOSE 15 Aug 2008 · Semi-detached · Freehold Previously £224,000 (May 2004) · +12%	15 Aug 2008	Semi-detached · Freehold	£250,000
21, WILLOW TREE CLOSE 29 Feb 2008 · Terraced · Freehold Previously £183,000 (Jul 2002) · +45%	29 Feb 2008	Terraced · Freehold	£265,000
23, WILLOW TREE CLOSE 27 Jul 2007 · Detached · Freehold Previously £250,000 (May 2001) · +76%	27 Jul 2007	Detached · Freehold	£440,000
5, WILLOW TREE CLOSE 22 Jun 2007 · Terraced · Freehold Previously £205,000 (Apr 2003) · +34%	22 Jun 2007	Terraced · Freehold	£275,000
26, WILLOW TREE CLOSE 23 May 2007 · Semi-detached · Freehold Previously £193,500 (Apr 2001) · +42%	23 May 2007	Semi-detached · Freehold	£275,000
24, WILLOW TREE CLOSE 10 Apr 2007 · Terraced · Freehold Previously £229,950 (Jun 2002) · +27%	10 Apr 2007	Terraced · Freehold	£292,500
16, WILLOW TREE CLOSE 24 Nov 2006 · Detached · Freehold Previously £230,000 (Dec 2001) · +47%	24 Nov 2006	Detached · Freehold	£338,000
14, WILLOW TREE CLOSE 16 May 2006 · Semi-detached · Freehold Previously £296,000 (May 2003) · +6%	16 May 2006	Semi-detached · Freehold	£315,000
28, WILLOW TREE CLOSE 28 Apr 2006 · Detached · Freehold Previously £230,000 (May 2001) · +52%	28 Apr 2006	Detached · Freehold	£350,000
22, WILLOW TREE CLOSE 25 Apr 2006 · Terraced · Freehold Previously £215,000 (Sep 2002) · +14%	25 Apr 2006	Terraced · Freehold	£245,000
8, WILLOW TREE CLOSE 12 Dec 2005 · Semi-detached · Freehold Previously £149,000 (Sep 2001) · +56%	12 Dec 2005	Semi-detached · Freehold	£233,000
18, WILLOW TREE CLOSE 9 Dec 2005 · Semi-detached · Freehold Previously £230,000 (Jun 2001) · +52%	9 Dec 2005	Semi-detached · Freehold	£350,000
6, WILLOW TREE CLOSE 7 Dec 2005 · Terraced · Freehold Previously £170,950 (Sep 2001) · +32%	7 Dec 2005	Terraced · Freehold	£225,000
15, WILLOW TREE CLOSE 14 Oct 2004 · Terraced · Freehold Previously £245,000 (Jul 2001) · +20%	14 Oct 2004	Terraced · Freehold	£295,000
9, WILLOW TREE CLOSE 28 May 2004 · Semi-detached · Freehold Previously £159,995 (Aug 2001) · +40%	28 May 2004	Semi-detached · Freehold	£224,000
17, WILLOW TREE CLOSE 3 Nov 2003 · Semi-detached · Freehold Previously £167,450 (Jun 2001) · +34%	3 Nov 2003	Semi-detached · Freehold	£225,000
14, WILLOW TREE CLOSE 9 May 2003 · Semi-detached · Freehold Previously £230,000 (Jul 2001) · +29%	9 May 2003	Semi-detached · Freehold	£296,000
5, WILLOW TREE CLOSE 15 Apr 2003 · Terraced · Freehold Previously £165,000 (Sep 2001) · +24%	15 Apr 2003	Terraced · Freehold	£205,000
12, WILLOW TREE CLOSE 20 Dec 2002 · Detached · Freehold Previously £250,000 (Aug 2001) · +35%	20 Dec 2002	Detached · Freehold	£338,000
4, WILLOW TREE CLOSE 20 Dec 2002 · Terraced · Freehold Previously £170,000 (Oct 2001) · +13%	20 Dec 2002	Terraced · Freehold	£192,500
22, WILLOW TREE CLOSE 19 Sep 2002 · Terraced · Freehold Previously £168,955 (Jun 2001) · +27%	19 Sep 2002	Terraced · Freehold	£215,000
21, WILLOW TREE CLOSE 11 Jul 2002 · Terraced · Freehold Previously £160,000 (Jun 2001) · +14%	11 Jul 2002	Terraced · Freehold	£183,000
24, WILLOW TREE CLOSE 28 Jun 2002 · Terraced · Freehold Previously £195,000 (Apr 2001) · +18%	28 Jun 2002	Terraced · Freehold	£229,950
16, WILLOW TREE CLOSE 3 Dec 2001 · Detached · Freehold · New build	3 Dec 2001	Detached · Freehold · New build	£230,000
2, WILLOW TREE CLOSE 26 Oct 2001 · Terraced · Freehold	26 Oct 2001	Terraced · Freehold	£160,950
3, WILLOW TREE CLOSE 26 Oct 2001 · Terraced · Freehold · New build	26 Oct 2001	Terraced · Freehold · New build	£170,950
1, WILLOW TREE CLOSE 26 Oct 2001 · Semi-detached · Freehold · New build	26 Oct 2001	Semi-detached · Freehold · New build	£245,000

Cat B An additional Price Paid entry (category B): a repossession, a buy-to-let with an identifiable mortgage, a purchase by a company or other non-private buyer, or a sale of another kind of property. Left out of every average.

Area

Postcode district: RM4
Country: England
Deprivation decile: 6 of 10
LSOA (2021): E01021770
Introduced: Jun 2001

From the English Index of Multiple Deprivation 2019, for the 2011 neighbourhood (LSOA) this postcode sits in. Decile 1 is the most deprived 10% of neighbourhoods in England, 10 the least; ranks are not comparable between nations.

UK House Price Index

Epping Forest, July 2026 (provisional)

Average price: £525,719
Change since July 2025: −1.6%
First-time buyers: £406,655

Average by property type

Detached: £1,003,604
Semi-detached: £576,842
Terraced: £458,532
Flat / maisonette: £289,967

The official index for Epping Forest as a whole, not RM4 1BL alone. It is a modelled average, adjusted for the mix of homes sold, so it differs from a median of recorded sales, and its newest months are revised as late registrations arrive. Source: UK House Price Index (about the data).

Location

Postcode centroid, not a specific property.

Nearby postcodes

Median sold price and number of sales, Jun 2023 – May 2026; otherwise the last sale, if it was in the last ten years.

RM4 1YA £815,000 · last sale 2022
RM4 1BA £440,000 · last sale 2023
RM4 1UA £345,000 · 5 sales
RM4 1BN £415,000 · 3 sales
RM4 1UE £318,000 · last sale 2023
RM4 1BB £490,000 · 7 sales
RM4 1UX £742,500 · 2 sales
RM4 1UU £430,000 · last sale 2022
RM4 1XB £450,000 · 1 sale
RM4 1XA no sale since 2015
RM4 1UQ £527,500 · last sale 2021
RM4 1UP £1,600,000 · last sale 2021