# Cotleigh Road, Romford

> History, Information and Investment Analysis for Cotleigh Road, RM7

# Cotleigh Road, Romford: An Overview

*Category: The street*
*Topics: cotleigh road, london borough of havering, romford, property market, regeneration, elizabeth line, planning frameworks*

Cotleigh Road is a residential corridor in the London Borough of Havering undergoing significant transformation due to the Elizabeth Line, Romford Town Centre Masterplan, and the '12 Estates' regeneration. The page provides information on the street's history, property valuations, and planning frameworks. It is intended for individuals interested in the area's development and property market. The site collects research on the street, including its demographic profile, connectivity, and statutory planning frameworks.

## Key points

- Cotleigh Road is experiencing significant transformation due to infrastructure developments
- Median house price on the street is £446,000
- The Elizabeth Line, Romford Town Centre Masterplan, and '12 Estates' regeneration are driving change
- The site provides automated model estimates of property valuations, not formal valuations
- The page covers the street's history, demographic profile, and planning frameworks

## Content

![A bay-fronted brick semi-detached house on Cotleigh Road, set behind black railings and a block-paved forecourt, with neighbouring houses running down the street beyond it](/images/cotleigh-road-bay-front-railings.jpg =1024x683 "Cotleigh Road frontages: bay windows, brick, and forecourts given over to off-street parking.")

Cotleigh Road sits in the London Borough of Havering, immediately adjacent to
the historic core of Romford and forming a boundary of the Waterloo Estate. It
is a residential corridor in the middle of a substantial transition: from a
historically static working-class enclave into a well-connected commuter
destination.

Three forces are driving that change at once:

- **The Elizabeth Line**, which has compressed journey times from Romford
  Station — about 0.6 miles, a 10–13 minute walk — to Liverpool Street,
  Farringdon and
  Paddington.
- **The Romford Town Centre Masterplan**, formally adopted as a Supplementary
  Planning Document on [12 March 2025](https://www.havering.gov.uk/downloads/file/6970/romford-masterplan-adoption-statement), identifying capacity for
  10,900–12,000 new homes by 2041.
- **The "12 Estates" regeneration**, a £1 billion joint venture between
  Havering Council and Wates Residential, whose Waterloo Estate scheme runs
  directly along the western boundary of the road. The phase now approved and
  starting is [107 homes across Plots 9 and 10](/waterloo-estate) — the blocks
  bordering Cotleigh Road.

## What houses on Cotleigh Road are worth

The median house on Cotleigh Road is currently valued at **£446,000**. Fifty of
the street's fifty-four houses carry a current automated estimate, each one read
from the provider's own page rather than worked out here, and they range from
£404,000 to £537,000.

| | |
| --- | --- |
| Median estimate | **£446,000** |
| Middle half of the street | £439,000 – £454,000 |
| Full range | £404,000 – £537,000 |
| Houses valued | 50 of 54 |

Half the street sits within £15,000 of the median, which is a strikingly narrow
band for fifty individually-modelled houses — and floor area turns out to
explain almost none of the spread. Four pages set the numbers out in full:

- **[The valuation matrix](/property-market)** — every address, both providers,
  Land Registry sale price alongside, with a source link on every row.
- **[What fifty valuations say about one street](/house-values)** — the
  distribution, ranked, and why price per square foot barely works here.
- **[Growth since the last sale](/house-price-growth)** — what each house has
  gained since it last changed hands.
- **[Zoopla versus Rightmove](/zoopla-vs-rightmove)** — the two providers on the
  same thirty-nine houses, and the £96,000 they differ by at the extreme.

These are automated model estimates, not formal valuations, and nothing here is
financial advice.

## What this site covers

This site collects research on Cotleigh Road in one place: its history from
Napoleonic barracks ground to present-day regeneration site, the demographic
and connectivity profile of the RM7 postcode district, a property valuation
matrix covering the road's housing stock, and a detailed reading of the
statutory planning frameworks now being implemented around it.

## A note on the analysis

The property and investment pages set out a view that the current pricing on
Cotleigh Road has not yet fully absorbed the infrastructural changes scheduled
for delivery over the next fifteen to twenty years. That is an interpretation
of the evidence, not a certainty, and nothing on this site is financial advice.
Valuation figures are automated model estimates, not formal valuations.

## Source

- Canonical URL: https://cotleighroad.com/overview
- Typed record: https://cotleighroad.com/index.json


---

# Why Buy on Cotleigh Road

*Category: The street*
*Topics: residential property, regeneration, transportation, infrastructure, housing market*

Cotleigh Road is a freehold residential street in Romford, located near an Elizabeth Line station and approved regeneration area. The street offers a mix of semi-detached and terraced houses, with potential for growth and development. The area is undergoing significant regeneration, including the Waterloo Estate scheme and the Romford Town Centre Masterplan, which aims to deliver new homes, infrastructure, and amenities. The street is also close to local schools, hospitals, and transportation links, making it an attractive option for young professionals, families, and renters.

## Key points

- Elizabeth Line station nearby
- Approved regeneration area next door
- Statutory masterplan for 10,900-12,000 new homes by 2041
- Freehold properties with no leasehold or ground rent
- Protected from overdevelopment with resident consultation

## Content

Cotleigh Road is a freehold residential street in Romford RM7, a
10–13 minute walk from an Elizabeth Line station, sitting directly against
approved regeneration next door. This page sets out the case in one place.

## The short version

- **Elizabeth Line nearby.** Romford Station is about 0.6 miles away —
  direct to Liverpool Street, Farringdon, Bond Street, Paddington and Heathrow.
- **Regeneration approved next door.** The Waterloo Estate scheme, part of a
  £1 billion council and Wates Residential joint venture, is consented for up
  to 1,380 homes along the road's western boundary. The phase now approved is
  [107 homes on Plots 9 and 10](/waterloo-estate), the blocks bordering
  Cotleigh Road, complete late 2028.
- **A statutory masterplan, not a proposal.** The Romford Town Centre Masterplan
  was adopted as a Supplementary Planning Document on
[12 March 2025](https://www.havering.gov.uk/downloads/file/6970/romford-masterplan-adoption-statement), identifying capacity for
  10,900–12,000 new homes by 2041.
- **Consistent growth.** Houses on this street have gained a median
  [4.6 per cent a year](/house-price-growth) between their last registered sale
  and their current estimate. The wider RM7 district average rose from £59,404
  in 1995 to £408,629 in early 2026, which is a higher rate — see
  [which figure to use](/property-market#which-growth-figure-to-use). Past
  performance is not a guide to future returns.
- **All freehold.** No leasehold, no ground rent, no service charge.
- **Protected from overdevelopment.** Resident consultation cut the adjacent
  blocks from 8 storeys to 6 and 4, and pushed setbacks out to 7.75 metres.

## Connectivity that changed the maths

Romford's integration into the Elizabeth Line is the single biggest structural
change to the area in a generation. It put central London employment hubs within
a direct ride of a street where a two-bedroom semi trades around £370,000–
£425,000 — a figure that buys considerably less in the E-postcodes that share
those journey times.

The Masterplan goes further. It proposes a **new western station entrance on
Exchange Street**, developed with Network Rail, specifically to draw footfall
toward the Waterloo Estate side. For Cotleigh Road that shortens the walk to the
platform and pulls the street deeper into the premium commuter footprint.

The four-lane Ring Road, which has long acted as a barrier between the street
and the town centre, is scheduled for conversion into an **Urban Boulevard**
using Transport for London Liveable Neighbourhoods funding — underpasses and
guardrails removed, replaced with at-grade crossings and planting.

## Regeneration you can point at

Much regeneration talk is speculative. This is not:

| Scheme | Value | Status |
| --- | --- | --- |
| [Waterloo Estate](/waterloo-estate) | Consented up to 1,380; 107 approved | Plots 9 & 10 approved 26 Feb 2026, complete late 2028 |
| "12 Estates" programme (3,500 homes) | £1bn | Joint venture active |
| Romford Town Centre Masterplan | Statutory SPD | [Adopted 12 March 2025](https://www.havering.gov.uk/downloads/file/6970/romford-masterplan-adoption-statement) |
| Brewery Gardens river park | 1.1 hectares | In masterplan |

The **River Rom deculverting** deserves particular attention. Sections of the
river buried under concrete for a century are to be daylighted into Brewery
Gardens, a 1.1-hectare linear park. Proximity to high-quality blue and green
infrastructure is one of the better-evidenced drivers of residential capital
values.

## The housing stock

Classical 1930s–1940s semi-detached and terraced houses. Verity House, the
purpose-built block on the site of the old Green Line bus garage, is not
covered here — this analysis is about the houses.

| Type | Typical range |
| --- | --- |
| 2 bed semi-detached | £370,000–£425,000 |
| 3 bed semi-detached | £395,000–£475,000 |
| 4 bed semi-detached / terraced | £515,000–£580,000 |

The 1930s floor plans convert well. Havering has approved single-storey rear
extensions on the road — at Nos. 10 and 60 — so there is a demonstrated route to
manufacturing equity through expansion.

![A semi-detached house on Cotleigh Road extended to the side, with an integral garage beneath a two-storey addition alongside the original bay-fronted elevation](/images/cotleigh-road-side-extension.jpg =1024x683 "Extended to the side over an integral garage — the expansion route the floor plans allow.")
![A London stock brick semi-detached house on Cotleigh Road with red brick banding, a tiled canopy over the bay window and plantation shutters, behind a white picket fence](/images/cotleigh-road-stock-brick-bay.jpg =1024x682 "Stock brick with red banding and a tiled bay canopy, forecourt block-paved for parking.")

## Who the buyer profile favours

Fifty-seven per cent of the local population is aged 20–39, many in
single-person households or couples without children. Queen's Hospital is close
enough to generate steady demand from medical staff, and nearby primaries
include the Ofsted "Outstanding" Concordia Academy. That combination — young
professional renters, hospital staff, and families wanting school catchment —
gives both the rental and resale markets more than one source of demand.

## Worth knowing before you buy

The regeneration case runs to 2041, and long-dated schemes slip; the
deculverting in particular was flagged during consultation as posing real
viability and funding challenges. Cotleigh Road falls within the ROST controlled
parking zone. And mortgage conditions move RM7 the same as everywhere else.

None of that undoes the fundamentals, but a buyer should price it in. Fuller
detail is on the [investment outlook](/investment-outlook) page.

*Nothing on this site is financial advice. Figures are automated model
estimates, not formal valuations.*

## Source

- Canonical URL: https://cotleighroad.com/why-cotleigh-road
- Typed record: https://cotleighroad.com/index.json


---

# The Historical Evolution of Cotleigh Road

*Category: The street*
*Topics: history, romford, napoleonicwars, victorianera, worldwarii, regeneration, urbanplanning*

Cotleigh Road in Romford has a documented history dating back to the Napoleonic Wars, with the area serving as a barrack ground, then developing into a Victorian industrial suburb, and later undergoing significant changes during World War II and subsequent regeneration schemes. The street's history is closely tied to the development of Romford town centre. This page provides an overview of the street's transformation over time, including its role in the war effort, its industrial past, and its current state as part of a larger regeneration project.

## Key points

- Napoleonic barrack ground established in 1803
- Victorian industrial suburb with comb factory and iron foundry
- World War II bombing damage and air-raid shelter tragedy
- Post-war regeneration and slum clearance programmes
- Current regeneration scheme along western boundary

## Content

Cotleigh Road has an unusually legible history for a suburban street: a
Napoleonic barrack ground, a Victorian industrial suburb, a wartime bombing, a
bus garage, and a regeneration scheme now building along its western boundary.
Most of it is documented, and this page cites what it can.

## From agriculture to the Napoleonic Wars

Before the late eighteenth century the land under the modern footprint of
Cotleigh Road was strictly agricultural, serving the market town of Romford,
which had held a royal charter since 1247.

That changed during the Napoleonic Wars (1803–1815). The British military
requisitioned the fields immediately south-west of the medieval core to
establish a "Barracks Ground", building wooden huts to house infantry
regiments. It is why both Waterloo Road and the Waterloo Estate carry those
names, and the estate runs along Cotleigh Road's western boundary today.

The heritage assessment prepared for Havering's town centre masterplan puts the
barrack ground at [twelve acres](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=11)
and records that it was later built over as "New Romford", some 200 cottages
and two or more factories — "the site today is the estate off Waterloo Road".
The full account is on [the history of Romford town centre](/romford-history).

After hostilities ceased in 1815 the Crown decommissioned the barracks, and the
land was privatised and sold piecemeal. That rapid release catalysed the first
wave of dense residential construction — modest terraced cottages for a growing
working-class population. By the 1840s the district had acquired the colloquial
name "New Romford".

## The Victorian era and early transport infrastructure

The railway arrived in 1839, and the population followed: Romford went from
5,317 people to almost 14,000 by 1901 and past 40,000 between the wars, on the
[heritage assessment's figures](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=11).
An Essex market town became a place people commuted from.

Through the mid-to-late nineteenth century, housing along streets like Cotleigh
Road grew up alongside local industry — Spencer's Comb Factory and Alabaster &
Wedlake's Iron Foundry among them. The comb factory is recorded in the same
report as standing
[near the Old Barrack Ground by Waterloo Road](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=18),
which places it within a few minutes' walk of this street.

In 1932 the transport entrepreneur Edward Henry Hillman, operating as Edward
Hillman's Saloon Coaches Ltd, bought a large property opposite Cottons Park and
built a substantial commercial bus garage, with its main entrance on London
Road and a secondary exit feeding directly onto Cotleigh Road. The facility
employed over three hundred local residents. After the London Passenger
Transport Board was established in 1933 the garage was absorbed into the state
apparatus and spent decades servicing the Green Line routes, operating
continuously until closure in 1977.

The site is now occupied by **Verity House**, a purpose-built block of flats on
Cotleigh Road. A pedestrian tunnel marks the approximate location of the old
bus garage exit.

## Social history and civic resilience

The 1911 census records **43 Cotleigh Road** as the residence of **Alice Maud
Wilson**, a pioneer in British law enforcement — one of the very first women to
work for the police in Essex, stationed at Romford during the Great War.

Operating under the National Union of Women Workers, Wilson patrolled South
Street and the local railway stations, dealing primarily with matters involving
women and children, at a time when female officers held no formal powers of
arrest. She was also active in the Women's Suffrage movement, the Women's
Co-operative Movement and local poverty relief, and organised food distribution
for the Jarrow Marchers as they passed through Romford.

The road's civic infrastructure was further established after the war: from
1959 to 1968, **St Andrew's Hall** on Cotleigh Road served as headquarters for
the Romford branch of the Chelmsford Diocesan Moral Welfare Association. The
organisation had evolved from the earlier Girls' Aid Committee and provided
social work, counselling and shelter for vulnerable women and children across
the Borough of Romford.

## The Second World War and estate regeneration

Its closeness to London and to the railway made Romford a target for bombing,
and there was significant damage across the area.

**Six people were killed in the public air-raid shelter in Cottons Park**, a
short walk from Cotleigh Road. Four of them were children. The shelter's
entrance had no blast wall, and the blast travelled down it. A log circle
carved from Corsican pine stands in the park as a memorial.

This site previously named the two families the children came from. Those names
have been removed: they were published here without a source, and naming the
dead of a specific household is not something to do on the strength of an
uncited claim. If you hold a documented record of the incident — a CWGC entry,
a civilian war dead register, a local studies reference — it belongs on this
page and it will be credited.

Despite the bombing, local institutions endured. The Salem Baptist Chapel on
London Road — Grade II listed, and carrying an 1847 date plaque — remained
open throughout the conflict, surviving direct incendiary hits to its adjacent
hall.

The mid-twentieth century then brought extensive municipal intervention. Slum
clearance programmes demolished swathes of ageing nineteenth-century terraced
housing, and by the late 1960s and early 1970s the Havering Estates
Regeneration programme had fundamentally redesigned the area, culminating in
the Waterloo Estate. That era produced the mixed-density environment still
visible today: surviving traditional streetscapes like Cotleigh Road alongside
low-rise apartment blocks and eleven-storey high-rise towers. It is the
baseline from which the current regeneration is proceeding.

## The wider town

This page is about one street. The town it sits in has its own history, and
the two meet at a twelve-acre Napoleonic barrack ground off London Road that
was decommissioned, built over with some 200 cottages under the name **New
Romford**, and is now the Waterloo Estate along this road's western boundary.
St Andrew's Church was put up on that same barrack ground in 1862.

That story, and Romford's from the ford on the Rom onwards, is set out in
[the history of Romford town centre](/romford-history), drawn from the
heritage assessment prepared for the town centre masterplan.

The regeneration now building on that same ground is on
[the Waterloo Estate page](/waterloo-estate), and what the street's houses are
worth today is on [house values](/house-values).

## Source

- Canonical URL: https://cotleighroad.com/history
- Typed record: https://cotleighroad.com/index.json


---

# Area Guide: Connectivity, Amenities and Demographics

*Category: The street*
*Topics: london, havering, romford, transport, amenities, housing*

Cotleigh Road is located in the London Borough of Havering, within the Rush Green & Crowlands ward. The road offers connectivity to Romford Station and various amenities, including retail stores, healthcare, schools, and green spaces. The area has a mix of housing types, with a higher share of social and private rented housing than the national average.

## Key points

- 0.6 miles from Romford Station
- Extensive local bus provision
- Over ten food stores within a half-mile radius
- Queen's Hospital is a 12-minute walk
- Nearby schools include Concordia Academy and Crowlands Primary School

## Content

Cotleigh Road sits in the RM7 postcode district — specifically the RM7 9AH,
RM7 9AE and RM7 9AS sectors — within the **Rush Green & Crowlands** ward of the
London Borough of Havering.

## Connectivity

The road is roughly **0.6 miles from Romford Station**, a 10–13 minute walk.
Romford's Elizabeth line services reach Liverpool Street, Farringdon and
Paddington without a change, and Greater Anglia runs faster trains to Liverpool
Street from the same platforms. The two are different services with different
frequencies — [transport links](/transport-links) sets out which is which, and
the walking route in detail.

Local bus provision is extensive, with stops directly serving Cotleigh Road and
routes passing the Brookside Theatre and the Golden Lion.

## Amenities

- **Retail:** over ten food stores within a half-mile radius, including major
  supermarket chains, plus The Brewery, The Liberty and Romford Market. See
  [shopping and amenities](/shopping-and-amenities).
- **Healthcare:** Queen's Hospital is about a 12-minute walk, and is one of the
  area's largest employers.
- **Schools:** nearby primaries include Concordia Academy (Ofsted
  "Outstanding"), Mawney Foundation School and Crowlands Primary School (both
  "Good"). Grades and inspection dates are on
  [schools and education](/schools-and-education).
- **Green space:** [Cottons Park](/parks-and-recreation) is a two-minute walk,
  and the [Waterloo Estate regeneration](/waterloo-estate) adds a new central
  park, village greens and raingardens.

## Demographic profile

**This section previously carried figures that have been removed.** It stated
that 46 per cent of the population was White British and that 57 per cent fell
into the 20–39 age band. Both are census-shaped numbers, but neither named a
census year or a geography — "the local area" could have meant the ward, the
MSOA or the RM7 postcode district, and those give materially different answers.
An unsourced percentage that cannot be traced to a defined population is not a
fact, so they are gone rather than dressed up with a citation after the event.

What can be said without inventing precision: the area around Cotleigh Road has
a higher share of both social rented and private rented housing than the
national average, which follows from the Waterloo Estate sitting along its
western boundary, and the street itself is entirely freehold houses.

For the real figures, the right geography for the RM7 9 postcodes is
[Romford South MSOA E02000479](https://www.ons.gov.uk/explore-local-statistics/areas/E02000479),
and the borough-level profile is
[Havering](https://www.ons.gov.uk/explore-local-statistics/areas/E09000016).
Both are Census 2021. If figures return to this page they will name the
geography and the year in the sentence that uses them.

## Source

- Canonical URL: https://cotleighroad.com/area-guide
- Typed record: https://cotleighroad.com/index.json


---

# Property Market: Valuations and Yield Dynamics

*Category: Prices and valuations*
*Topics: property valuations, cotleigh road, zoopla, rightmove, historical price appreciation, yield dynamics*

This page provides an analysis of property valuations on Cotleigh Road, including median estimates from Zoopla and Rightmove, as well as historical price appreciation and yield dynamics. The data shows a sustained upward trajectory in property prices over the past 30 years, with a median estimate of £446,000 for semi-detached houses. The page also discusses the importance of considering multiple sources and methodologies when evaluating property valuations.

## Key points

- Median property estimate of £446,000 for semi-detached houses
- Historical price appreciation of 588% over 30 years
- Yield dynamics vary by property type and size
- Importance of considering multiple sources and methodologies

## Content

The built environment on Cotleigh Road is classical 1930s–1940s
semi-detached and terraced homes.

## What the estimates say

Fifty of the fifty-four houses on Cotleigh Road now carry a current automated
valuation, captured individually from the provider's own page rather than
derived here. The headline figures:

| | Zoopla | Rightmove |
| --- | --- | --- |
| Addresses valued | 50 of 54 | 41 of 54 |
| Median estimate | **£446,000** | £425,000 |
| Middle half of the street | £439,000 – £454,000 | — |
| Lowest | £404,000 (no. 37) | £390,000 (no. 51) |
| Highest | £537,000 (no. 26) | £545,000 (no. 26) |

Three numbers are worth pausing on. The median semi-detached house on this
street is valued at **£446,000**. Half of them sit within £15,000 of each
other, between £439,000 and £454,000 — a remarkably tight band for
fifty houses. And where both providers have an opinion, **Zoopla is the higher
on thirty-seven of thirty-nine addresses**.

Three deeper cuts of this data have pages of their own:

- **[What fifty valuations say about one street](/house-values)** — the
  distribution, the most and least valuable houses, and why floor area
  predicts almost nothing here.
- **[Growth since the last sale](/house-price-growth)** — what each house has
  gained since it last changed hands, and why the £500,000 sales are the
  flattest rows on the street.
- **[Zoopla versus Rightmove](/zoopla-vs-rightmove)** — the two providers
  compared address by address, where they disagree and by how much.


## Historical price appreciation

HM Land Registry data shows a sustained upward trajectory across the RM7
postcode district:

| Year | Average sold price |
| --- | --- |
| 1995 | £59,404 |
| 2000 | £102,638 |
| 2010 | ~£200,000 |
| Early 2026 | £408,629 |

That is **588 per cent over thirty years**, which compounds to about **6.6 per
cent a year**.

### Which growth figure to use

This site publishes growth three ways, and they are not interchangeable. The
canonical figure for **Cotleigh Road itself** is the one on
[growth since the last sale](/house-price-growth): a **median of 4.6 per cent a
year**, derived per address from a registered sale price to a current estimate,
across the 45 houses where both are known.

| Figure | What it measures | Where |
| --- | --- | --- |
| **4.6% a year** (median) | This street, per address, sale price to current estimate | [Growth since the last sale](/house-price-growth) |
| 588% over 30 years (≈6.6% a year) | The whole RM7 district average, 1995 to 2026 | This page, above |
| ~25% over 5 years (≈4.6% a year) | One benchmark sale indexed forward | [Price per square foot](/price-per-sqft) |

The district figure is the highest of the three, and it is the one to be most
careful with. It is an average across every property type in RM7 over thirty
years, it starts from a 1995 trough, and it mixes flats and new build with the
Victorian and interwar houses on this street. The street-level median is lower
and is measured on the actual houses in question.

Where the two disagree, prefer the street figure. Past performance is not a
guide to future returns, and none of these is a forecast.

## How to read the valuation matrix

Two kinds of number sit in the matrix below, and they are not the same kind of
thing.

**Last sold** is a fact. It is the price recorded at HM Land Registry when the
property last changed hands, with the year it did so. That data is public
record, published under the Open Government Licence, and it is not an opinion
about anything.

**Rightmove** and **Zoopla** are each provider's own automated valuation for
that address, read from its property page and recorded by hand, with the
**high** column giving the top of the range quoted alongside it. They are
captured across **July and August 2026**; where Rightmove revised a figure
during that window the higher of the two months is shown, so a row may sit
slightly above what the site displays today.

The two are shown side by side rather than averaged. On 24 Cotleigh Road,
which sold for £525,000 in March 2025, Zoopla says £527,000 and Rightmove says
£515,000 — one has the house up since the sale, the other down. A single
blended figure would hide that, and the disagreement is the more useful fact.

**Sources** links each row to the pages it was read from — Rightmove where the
estimate came from, Zoopla alongside it — so any row can be checked against its
source rather than taken on trust. Every address has at least one; forty-six
have both. Those pages move as the providers revise their models, so a figure
here is what it said on the capture date, not a live feed.

Neither provider shows a valuation on the sold-price pages the sale histories
come from — only a prompt to request one — so every estimate here was opened on
the property's own page and read off individually. That is why the two columns
fill up at different rates: fifty addresses now carry a Zoopla figure and
forty-one a Rightmove one, with thirty-nine carrying both.

Rows showing **—** are blank rather than estimated, because the alternative is
a number that looks like the others and is not. On the Zoopla side the column
is now as complete as it can be: 10 and 33 have no Zoopla estimate to publish,
and 47 and 52 have none from either provider.

An earlier version of this table carried three columns headed Zoopla,
MoveMarket and Rightmove, filled with figures derived here by indexing sold
prices forward against the regional House Price Index. Those were this site's
calculations wearing other companies' names, and checking them against
Rightmove's actual estimates for twenty-eight of these addresses found one
match in twenty-eight, with individual rows out by as much as £141,000. They
have been replaced with the real thing.

These remain **automated model estimates, not formal valuations**, and an
automated valuation is not a survey, a mortgage valuation, or a price anyone
has agreed to pay. Nothing here is financial advice.

> For another view, see [floor areas and price per square foot](/price-per-sqft),
> which values the same street by space rather than by transaction history.

## Valuation matrix — houses

| Address | Type | Last sold (Land Registry) | Rightmove | Rightmove high | Zoopla | Zoopla high | Sources |
| --- | --- | --- | --- | --- | --- | --- | --- |
| 6 Cotleigh Road | 3 bed semi-detached | £305,000 (2015) | — | — | £456,000 | £501,000 | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368124/) |
| 8 Cotleigh Road | 3 bed semi-detached | £174,995 (2006) | £430,000 | £470,000 | £427,000 | £448,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/a2935164-abd1-4158-af40-a7de710e0247) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368125/) |
| 9 Cotleigh Road | 4 bed semi-detached | £186,500 (2002) | £440,000 | £490,000 | £536,000 | £590,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4b52d71-ac22-488a-b57d-3c5535554d60) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368126/) |
| 10 Cotleigh Road | 3 bed semi-detached | £351,000 (2024) | £420,000 | £460,000 | — | — | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1f9e260a-fbfa-497e-ba00-8b5384292dab) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368127/) |
| 11 Cotleigh Road | 2 bed semi-detached | £332,000 (2017) | £425,000 | £460,000 | £446,000 | £468,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/41f20371-a106-45c1-ac2f-ee5a4328886e) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368128/) |
| 12 Cotleigh Road | 3 bed terraced | £82,500 (1999) | £425,000 | £490,000 | £439,000 | £461,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cbd10fb-7c9d-460a-98d9-eb93de9709a5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368129/) |
| 13 Cotleigh Road | 3 bed semi-detached | £397,500 (2025) | £415,000 | £440,000 | £424,000 | £445,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd559e84-ea41-49ef-ae8f-1d75a5a7503a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368130/) |
| 14 Cotleigh Road | 3 bed semi-detached | No sale recorded | — | — | £448,000 | £470,000 | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368131/) |
| 15 Cotleigh Road | 2 bed semi-detached | No sale recorded | — | — | £437,000 | £459,000 | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368132/) |
| 16 Cotleigh Road | 2 bed semi-detached | £205,000 (2010) | £430,000 | £460,000 | £441,000 | £463,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c977cee4-c15c-43fb-89e1-2dc05b6c3406) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368133/) |
| 17 Cotleigh Road | 3 bed semi-detached | £342,500 (2021) | £430,000 | £470,000 | £431,000 | £453,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/10f23bb9-fb38-4cb3-9179-7c755e0312c2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368134/) |
| 18 Cotleigh Road | 3 bed semi-detached | No sale recorded | — | — | £443,000 | £487,000 | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368135/) |
| 19 Cotleigh Road | 2 bed semi-detached | £201,000 (2011) | £425,000 | £450,000 | £442,000 | £464,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/298f6145-102c-4d80-b505-a1bc9a8ca9b4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368136/) |
| 20 Cotleigh Road | 3 bed semi-detached | No sale recorded | — | — | £446,000 | £490,000 | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368137/) |
| 21 Cotleigh Road | 2 bed semi-detached | £211,500 (2012) | £425,000 | £450,000 | £448,000 | £471,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/db877420-d72d-43a0-924c-36ed87a038ec) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368138/) |
| 22 Cotleigh Road | 2 bed semi-detached | £63,995 (1997) | £425,000 | £480,000 | £438,000 | £459,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/5f2e87a7-90cf-4483-97a2-f13ecfb47dfb) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368139/) |
| 23 Cotleigh Road | 2 bed semi-detached | £360,000 (2021) | £425,000 | £450,000 | £440,000 | £462,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd044dd5-6536-4400-9194-4bdde5f9a93b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368140/) |
| 24 Cotleigh Road | 3 bed semi-detached | £525,000 (2025) | £515,000 | £560,000 | £527,000 | £554,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |
| 25 Cotleigh Road | 2 bed terraced | £183,000 (2006) | £430,000 | £460,000 | £436,000 | £458,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d9b44cf7-cda8-495b-a6ab-d65bfa769db8) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368142/) |
| 26 Cotleigh Road | 4 bed semi-detached | £530,000 (2022) | £545,000 | £570,000 | £537,000 | £564,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/eb5f3d17-e242-4aa5-b834-60abe438e2c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368143/) |
| 27 Cotleigh Road | 3 bed semi-detached | £183,000 (2005) | £430,000 | £460,000 | £466,000 | £489,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ce72ee73-fa41-441a-a4fd-04c2bf8115d0) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368144/) |
| 28 Cotleigh Road | 2 bed semi-detached | £297,000 (2020) | £410,000 | £450,000 | £418,000 | £439,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d1e0a49e-68b2-4327-a41b-81bdbd5550c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368145/) |
| 29 Cotleigh Road | 2 bed semi-detached | £366,000 (2021) | £430,000 | £450,000 | £448,000 | £471,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/f330dcda-c1da-4333-942b-1d9de5557a0a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368146/) |
| 30 Cotleigh Road | 2 bed semi-detached | £384,000 (2022) | £430,000 | £450,000 | £438,000 | £460,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1b80b41a-5079-4038-81d6-9c9bac514ae7) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368147/) |
| 31 Cotleigh Road | 2 bed semi-detached | No sale recorded | — | — | £446,000 | £468,000 | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368148/) |
| 32 Cotleigh Road | 3 bed semi-detached | £292,500 (2016) | £430,000 | £460,000 | £457,000 | £480,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/896ab9a4-2a0b-41e0-add5-8b1dca0b9276) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368149/) |
| 33 Cotleigh Road | 2 bed semi-detached | £200,000 (2014) | £410,000 | £450,000 | — | — | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cad2bc2-fd63-4510-ae84-02bfa0caf5c3) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368150/) |
| 34 Cotleigh Road | 2 bed semi-detached | £355,000 (2021) | £420,000 | £440,000 | £439,000 | £460,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/45e4651c-d288-4ce1-ba40-e08f80ca0e74) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368151/) |
| 35 Cotleigh Road | 2 bed semi-detached | £77,000 (1998) | £395,000 | £430,000 | £447,000 | £469,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8f9a2e5f-4f65-4be3-9423-286dbd717585) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368152/) |
| 36 Cotleigh Road | 2 bed semi-detached | £370,000 (2021) | £430,000 | £460,000 | £449,000 | £472,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4dc1da6-382a-4f6d-825a-9bc98c15a0ef) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368153/) |
| 37 Cotleigh Road | 2 bed terraced | £315,000 (2022) | £400,000 | £470,000 | £404,000 | £424,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1557ac50-1f35-44eb-9e72-abaaf61ed98f) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368154/) |
| 38 Cotleigh Road | 2 bed semi-detached | £355,000 (2019) | £420,000 | £450,000 | £452,000 | £475,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/0b81f966-d60a-4fb8-ac2c-6d6d189ed4b2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368155/) |
| 39 Cotleigh Road | 2 bed semi-detached | £325,000 (2018) | £430,000 | £450,000 | £446,000 | £468,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8ad18908-7545-4ffa-bf6a-221e3374670a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368156/) |
| 40 Cotleigh Road | 2 bed semi-detached | £216,000 (2012) | £445,000 | £480,000 | £462,000 | £485,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c073488e-0dca-40d4-9edb-9315df4afc7a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368157/) |
| 41 Cotleigh Road | 3 bed semi-detached | £362,500 (2017) | £425,000 | £450,000 | £455,000 | £477,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/089fc73b-9d69-4f33-bdcc-e4a999f6b810) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368158/) |
| 42 Cotleigh Road | 3 bed semi-detached | £395,000 (2023) | — | — | £441,000 | £463,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/7a5de774-f764-42aa-96d6-90cdebea5424) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368159/) |
| 43 Cotleigh Road | 2 bed semi-detached | £355,000 (2017) | £430,000 | £460,000 | £453,000 | £475,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/06494e36-3824-4d6a-a4a1-526696ca2757) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368160/) |
| 44 Cotleigh Road | 2 bed semi-detached | £376,000 (2022) | £405,000 | £430,000 | £438,000 | £460,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/97eace8c-43fc-4a10-b72f-68e9a9aabdf1) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368161/) |
| 45 Cotleigh Road | 2 bed semi-detached | £173,500 (2005) | £420,000 | £450,000 | £450,000 | £473,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1e2b3a3f-7cb3-4fe7-b5e1-0cf1fe8d5e65) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368162/) |
| 46 Cotleigh Road | 2 bed semi-detached | £340,000 (2018) | £420,000 | £450,000 | £452,000 | £474,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1a59ce9c-0782-4518-97ac-83a467e9bcbc) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368163/) |
| 47 Cotleigh Road | Not recorded | No sale recorded | — | — | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368164/) |
| 48 Cotleigh Road | 2 bed semi-detached | £68,000 (1998) | £430,000 | £470,000 | £448,000 | £471,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1fdda89d-bb70-4d2a-bbb3-95041858e28c) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368165/) |
| 49 Cotleigh Road | 2 bed semi-detached | £385,000 (2021) | — | — | £457,000 | £479,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ea6d40ba-643b-40d4-9972-90ef9b888787) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368166/) |
| 50 Cotleigh Road | 2 bed semi-detached | £249,000 (2014) | £430,000 | £460,000 | £471,000 | £494,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/e8b7d2f1-12df-48c4-a933-9c1771f0d537) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368167/) |
| 51 Cotleigh Road | 3 bed semi-detached | £240,000 (2016) | £390,000 | £440,000 | £448,000 | £493,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2e53febe-36f4-481f-a821-7305272e8499) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368168/) |
| 52 Cotleigh Road | Not recorded | No sale recorded | — | — | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368169/) |
| 54 Cotleigh Road | 4 bed terraced | £375,000 (2024) | — | — | £444,000 | £466,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/be4a97a8-dcbb-4c00-a17d-bb990d4066df) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368170/) |
| 56 Cotleigh Road | 2 bed terraced | £173,000 (2004) | — | — | £454,000 | £477,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2be5013a-d5bd-4674-9cec-b9bf1b08f003) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368171/) |
| 58 Cotleigh Road | 2 bed semi-detached | £126,500 (2002) | £420,000 | £450,000 | £469,000 | £516,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/85e689ec-36d4-4c64-b35b-15d61a54ca34) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368172/) |
| 60 Cotleigh Road | 3 bed terraced | £185,000 (2006) | — | — | £464,000 | £487,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/15f5b3bc-6fc0-472e-bebe-602dcec5922b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368173/) |
| 62 Cotleigh Road | 2 bed semi-detached | £195,000 (2011) | £420,000 | £450,000 | £445,000 | £467,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/6b16eb49-c28d-4515-a6fa-07ad78d2c3e4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368174/) |
| 64 Cotleigh Road | 2 bed semi-detached | £95,000 (2000) | £430,000 | £470,000 | £443,000 | £465,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/b6969bd6-1115-4900-b313-42b6ecaedec6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368175/) |
| 66 Cotleigh Road | 2 bed semi-detached | £375,000 (2024) | £400,000 | £430,000 | £428,000 | £449,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/78340330-5410-4a45-bd1e-fd2409c10ae5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368176/) |
| 68 Cotleigh Road | 2 bed semi-detached | £301,500 (2019) | £410,000 | £440,000 | £431,000 | £453,000 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/9bdb810f-7124-47a4-8c2f-782577f64404) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368177/) |

## Yield dynamics

The data reveals distinct tranches:

**Traditional freehold stock** — mostly two-bedroom semi-detached — commands
£370,000–£425,000. These are the functional core of the owner-occupier market,
appealing to young families priced out of more central boroughs but wanting
equivalent transport utility via the Elizabeth Line.

**Larger three- and four-bedroom properties**, some on significant plots (26
Cotleigh Road has a 151 sqm footprint), routinely exceed £500,000.

## Rental yields

Earlier versions of this page quoted gross rental yields of 5.8 to 7.2 per cent
for the RM7 sector. **That figure has been removed.** It carried no rent
comparables, no dates, no assumed purchase price, and no statement of whether
it was gross or net of voids, management and finance — which makes it a number
that cannot be checked, and this site does not publish those.

A yield figure worth having needs the rents it was derived from, when they were
observed, and what was subtracted. If those become available they will be
published with that working shown, and not before.

## Extensions

The local authority has shown willingness to approve structural enhancements —
recent planning approvals include single-storey rear extensions at 10 and 60
Cotleigh Road. Planning permission is granted case by case and past approvals
on this street are not an indication that a future application will succeed.

## Source

- Canonical URL: https://cotleighroad.com/property-market
- Typed record: https://cotleighroad.com/index.json


---

# What Fifty Valuations Say About One Street

*Category: Prices and valuations*
*Topics: house prices, cotleigh road, romford, zoopla, rightmove, property market*

This page analyzes the house prices on Cotleigh Road, Romford, using estimates from Zoopla and Rightmove. It compares the estimates and sale prices to identify trends and patterns. The analysis shows that the middle half of the street has a narrow price range, and the estimates are less reliable for houses that have not sold recently. The page also provides links to the sources of the data and other related pages.

## Key points

- 50 of 54 houses on Cotleigh Road have a current Zoopla estimate
- 41 of 54 houses have a current Rightmove estimate
- The median estimate is £446,000 for Zoopla and £425,000 for Rightmove
- The middle half of the street has a price range of £439,000 to £454,000
- The estimates are less reliable for houses that have not sold recently

## Content

Fifty of the fifty-four houses on Cotleigh Road, Romford RM7 carry a current
Zoopla estimate, and forty-one carry a Rightmove one. This page ranks them
and asks what the set says as a whole — which is a different question from what
any single house is worth.

**Every estimate** was read from that property's own page and recorded with its
capture date. No estimate on this page is calculated, indexed or averaged by
this site.

The analysis *of* those estimates is this site's own: the medians, the
quartiles and the two correlation coefficients below are arithmetic performed
here on the providers' figures, and the working is shown so it can be checked.
The distinction matters — the numbers in the table are the providers', the
conclusions drawn from them are not.

These are **automated model estimates, not formal valuations**: no one has been
inside these houses, and an automated valuation is not a survey, a mortgage
valuation, or a price anyone has agreed to pay.

## The headline numbers

| | Zoopla | Rightmove |
| --- | --- | --- |
| Houses valued | 50 of 54 | 41 of 54 |
| Median estimate | **£446,000** | £425,000 |
| Middle half of the street | £439,000 – £454,000 | — |
| Full range | £404,000 – £537,000 | £390,000 – £545,000 |
| Rated high confidence | 44 of 50 | not published |

The two medians are £21,000 apart, which is the same gap that shows up
address by address on [Zoopla versus Rightmove](/zoopla-vs-rightmove). The
figures below are Zoopla's, because it covers nearly the whole street where
Rightmove covers three-quarters of it — but a median for this street is
£425,000 or £446,000 depending on who you ask, and neither is the answer.

## Half the street sits within £15,000

The most striking thing in this data is how little of it there is. The middle
half of Cotleigh Road — twenty-five houses — is valued between £439,000 and
£454,000. Twenty-eight of the fifty fall between £430,000 and £450,000.

That is a £15,000 interquartile range on a £446,000 median: **about 3.4 per
cent**. For fifty individually-modelled houses, on a street where the sale
prices behind them span £63,995 to £530,000 and the sale dates span 1997 to
2025, that is a very narrow band.

## Floor area explains almost none of it

The obvious explanation would be size, and across the whole street size does
appear to matter: for the forty-seven houses with a recorded floor area, the
correlation between area and estimate is strong (r = 0.78), working out at
roughly £1,360 per square metre.

That number does not survive a closer look. **Four houses carry the entire
relationship.** Numbers 26, 9, 24 and 27 are all 111 sqm or larger and all sit
near the top of the value range. Remove them and look only at the ordinary
stock — the forty-three houses between 72 and 102 sqm, which is almost the
whole street — and the correlation collapses to **r = 0.107, at £207 per
square metre**.

In other words: the model separates the four big houses from everything else,
and then within the remaining forty-three it barely differentiates at all. An
extra ten square metres of floor space moves the estimate by about £2,000,
which is less than the rounding on most of these figures.

This has a direct consequence for price per square foot as a way of valuing
anything on this street. Within the main body of the stock it is close to
meaningless: the numerator barely moves while the denominator does, so £/sqft
becomes mostly a restatement of floor area.

**That includes the £/sqft page on this site.**
[Floor areas and price per square foot](/price-per-sqft) values houses here at
a £432–£468 benchmark, £450 central. The two pages reach different conclusions
from the same street, and this is the one with the correlation behind it: n=47,
the working shown, the outliers identified. The £/sqft page now opens by saying
so, and it is kept as a demonstration of what the industry-standard method
produces here rather than as a valuation to rely on.

Where the two are used together, the honest reading is that £/sqft is a
reasonable sanity check at the extremes of size and close to noise in the
middle — which is where almost every house on Cotleigh Road sits.

## The three houses that stand apart

| Address | Estimate | Floor area | Sources |
| --- | --- | --- | --- |
| 26 Cotleigh Road | £537,000 | 151 sqm | [Rightmove](https://www.rightmove.co.uk/house-prices/details/eb5f3d17-e242-4aa5-b834-60abe438e2c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368143/) |
| 9 Cotleigh Road | £536,000 | 129 sqm | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4b52d71-ac22-488a-b57d-3c5535554d60) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368126/) |
| 24 Cotleigh Road | £527,000 | 116 sqm | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |

These are the only houses valued above £500,000, and they are the three
largest. Below them the next highest is £471,000 — a £56,000 step down. The
street has a clear top tier of three and a long flat body.

It is worth noting that two of the three are also where the models are least
sure of themselves. Number 9 is rated only medium confidence, with a range of
£483,000 to £590,000, and it is the widest Rightmove–Zoopla disagreement on the
street. Number 26 sold for £530,000 in 2022 and has moved £7,000 since. Above
half a million on a road of two-bedroom semis, the comparable evidence thins
out and the estimates get less reliable, not more.

## How the street has moved since it last sold

The most useful thing about a street with 47 recorded sales is that every
estimate can be read against what the house actually fetched. The table below
does that: last sale, both providers' current estimates, and the change.

Read the change column with the year beside it — a house that sold in 1997 has
had twenty-nine years to appreciate and one that sold in 2025 has had one. The
[per-address annualised figures](/house-price-growth) make that comparable.

The last column links each address to the Zoopla and Rightmove pages its
figures were read from, so any row can be checked against its source rather
than taken on trust. Both providers revise as their models run, so a figure
here is what the page said on the capture date, not a live feed.

| Address | Beds | Baths | Last sold | Zoopla | Rightmove | Change since sale | Sources |
| --- | --- | --- | --- | --- | --- | --- | --- |
| 26 Cotleigh Road | 4 | 2 | £530,000 (2022) | £537,000 | £545,000 | +£7,000 (+1%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/eb5f3d17-e242-4aa5-b834-60abe438e2c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368143/) |
| 9 Cotleigh Road | 4 | — | £186,500 (2002) | £536,000 | £440,000 | +£349,500 (+187%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4b52d71-ac22-488a-b57d-3c5535554d60) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368126/) |
| 24 Cotleigh Road | 3 | 1 | £525,000 (2025) | £527,000 | £515,000 | +£2,000 (+0%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |
| 50 Cotleigh Road | 2 | — | £249,000 (2014) | £471,000 | £430,000 | +£222,000 (+89%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/e8b7d2f1-12df-48c4-a933-9c1771f0d537) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368167/) |
| 58 Cotleigh Road | 2 | 1 | £126,500 (2002) | £469,000 | £420,000 | +£342,500 (+271%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/85e689ec-36d4-4c64-b35b-15d61a54ca34) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368172/) |
| 27 Cotleigh Road | 3 | 1 | £183,000 (2005) | £466,000 | £430,000 | +£283,000 (+155%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ce72ee73-fa41-441a-a4fd-04c2bf8115d0) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368144/) |
| 60 Cotleigh Road | 3 | — | £185,000 (2006) | £464,000 | — | +£279,000 (+151%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/15f5b3bc-6fc0-472e-bebe-602dcec5922b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368173/) |
| 40 Cotleigh Road | 2 | 1 | £216,000 (2012) | £462,000 | £445,000 | +£246,000 (+114%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c073488e-0dca-40d4-9edb-9315df4afc7a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368157/) |
| 32 Cotleigh Road | 3 | 1 | £292,500 (2016) | £457,000 | £430,000 | +£164,500 (+56%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/896ab9a4-2a0b-41e0-add5-8b1dca0b9276) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368149/) |
| 49 Cotleigh Road | 2 | — | £385,000 (2021) | £457,000 | — | +£72,000 (+19%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ea6d40ba-643b-40d4-9972-90ef9b888787) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368166/) |
| 6 Cotleigh Road | 3 | — | £305,000 (2015) | £456,000 | — | +£151,000 (+50%) | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368124/) |
| 41 Cotleigh Road | 3 | 1 | £362,500 (2017) | £455,000 | £425,000 | +£92,500 (+26%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/089fc73b-9d69-4f33-bdcc-e4a999f6b810) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368158/) |
| 56 Cotleigh Road | 2 | — | £173,000 (2004) | £454,000 | — | +£281,000 (+162%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2be5013a-d5bd-4674-9cec-b9bf1b08f003) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368171/) |
| 43 Cotleigh Road | 2 | 1 | £355,000 (2017) | £453,000 | £430,000 | +£98,000 (+28%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/06494e36-3824-4d6a-a4a1-526696ca2757) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368160/) |
| 38 Cotleigh Road | 2 | 1 | £355,000 (2019) | £452,000 | £420,000 | +£97,000 (+27%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/0b81f966-d60a-4fb8-ac2c-6d6d189ed4b2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368155/) |
| 46 Cotleigh Road | 2 | 1 | £340,000 (2018) | £452,000 | £420,000 | +£112,000 (+33%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1a59ce9c-0782-4518-97ac-83a467e9bcbc) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368163/) |
| 45 Cotleigh Road | 2 | — | £173,500 (2005) | £450,000 | £420,000 | +£276,500 (+159%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1e2b3a3f-7cb3-4fe7-b5e1-0cf1fe8d5e65) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368162/) |
| 36 Cotleigh Road | 2 | 1 | £370,000 (2021) | £449,000 | £430,000 | +£79,000 (+21%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4dc1da6-382a-4f6d-825a-9bc98c15a0ef) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368153/) |
| 14 Cotleigh Road | 3 | — | — | £448,000 | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368131/) |
| 21 Cotleigh Road | 2 | 1 | £211,500 (2012) | £448,000 | £425,000 | +£236,500 (+112%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/db877420-d72d-43a0-924c-36ed87a038ec) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368138/) |
| 29 Cotleigh Road | 2 | 2 | £366,000 (2021) | £448,000 | £430,000 | +£82,000 (+22%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/f330dcda-c1da-4333-942b-1d9de5557a0a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368146/) |
| 48 Cotleigh Road | 2 | 1 | £68,000 (1998) | £448,000 | £430,000 | +£380,000 (+559%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1fdda89d-bb70-4d2a-bbb3-95041858e28c) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368165/) |
| 51 Cotleigh Road | 3 | — | £240,000 (2016) | £448,000 | £390,000 | +£208,000 (+87%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2e53febe-36f4-481f-a821-7305272e8499) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368168/) |
| 35 Cotleigh Road | 2 | 1 | £77,000 (1998) | £447,000 | £395,000 | +£370,000 (+481%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8f9a2e5f-4f65-4be3-9423-286dbd717585) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368152/) |
| 11 Cotleigh Road | 2 | 2 | £332,000 (2017) | £446,000 | £425,000 | +£114,000 (+34%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/41f20371-a106-45c1-ac2f-ee5a4328886e) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368128/) |
| 20 Cotleigh Road | — | — | — | £446,000 | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368137/) |
| 31 Cotleigh Road | 2 | — | — | £446,000 | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368148/) |
| 39 Cotleigh Road | 2 | 1 | £325,000 (2018) | £446,000 | £430,000 | +£121,000 (+37%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8ad18908-7545-4ffa-bf6a-221e3374670a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368156/) |
| 62 Cotleigh Road | 2 | 1 | £195,000 (2011) | £445,000 | £420,000 | +£250,000 (+128%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/6b16eb49-c28d-4515-a6fa-07ad78d2c3e4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368174/) |
| 54 Cotleigh Road | 4 | — | £375,000 (2024) | £444,000 | — | +£69,000 (+18%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/be4a97a8-dcbb-4c00-a17d-bb990d4066df) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368170/) |
| 18 Cotleigh Road | — | — | — | £443,000 | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368135/) |
| 64 Cotleigh Road | 2 | 2 | £95,000 (2000) | £443,000 | £430,000 | +£348,000 (+366%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/b6969bd6-1115-4900-b313-42b6ecaedec6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368175/) |
| 19 Cotleigh Road | 2 | 1 | £201,000 (2011) | £442,000 | £425,000 | +£241,000 (+120%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/298f6145-102c-4d80-b505-a1bc9a8ca9b4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368136/) |
| 16 Cotleigh Road | 2 | 1 | £205,000 (2010) | £441,000 | £430,000 | +£236,000 (+115%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c977cee4-c15c-43fb-89e1-2dc05b6c3406) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368133/) |
| 42 Cotleigh Road | 3 | — | £395,000 (2023) | £441,000 | — | +£46,000 (+12%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/7a5de774-f764-42aa-96d6-90cdebea5424) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368159/) |
| 23 Cotleigh Road | 2 | 1 | £360,000 (2021) | £440,000 | £425,000 | +£80,000 (+22%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd044dd5-6536-4400-9194-4bdde5f9a93b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368140/) |
| 12 Cotleigh Road | 3 | 1 | £82,500 (1999) | £439,000 | £425,000 | +£356,500 (+432%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cbd10fb-7c9d-460a-98d9-eb93de9709a5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368129/) |
| 34 Cotleigh Road | 2 | 1 | £355,000 (2021) | £439,000 | £420,000 | +£84,000 (+24%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/45e4651c-d288-4ce1-ba40-e08f80ca0e74) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368151/) |
| 22 Cotleigh Road | 2 | — | £63,995 (1997) | £438,000 | £425,000 | +£374,005 (+584%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/5f2e87a7-90cf-4483-97a2-f13ecfb47dfb) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368139/) |
| 30 Cotleigh Road | 2 | 1 | £384,000 (2022) | £438,000 | £430,000 | +£54,000 (+14%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1b80b41a-5079-4038-81d6-9c9bac514ae7) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368147/) |
| 44 Cotleigh Road | 2 | 1 | £376,000 (2022) | £438,000 | £405,000 | +£62,000 (+16%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/97eace8c-43fc-4a10-b72f-68e9a9aabdf1) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368161/) |
| 15 Cotleigh Road | 2 | — | — | £437,000 | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368132/) |
| 25 Cotleigh Road | 2 | 1 | £183,000 (2006) | £436,000 | £430,000 | +£253,000 (+138%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d9b44cf7-cda8-495b-a6ab-d65bfa769db8) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368142/) |
| 17 Cotleigh Road | 3 | 1 | £342,500 (2021) | £431,000 | £430,000 | +£88,500 (+26%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/10f23bb9-fb38-4cb3-9179-7c755e0312c2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368134/) |
| 68 Cotleigh Road | 2 | 1 | £301,500 (2019) | £431,000 | £410,000 | +£129,500 (+43%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/9bdb810f-7124-47a4-8c2f-782577f64404) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368177/) |
| 66 Cotleigh Road | 2 | 1 | £375,000 (2024) | £428,000 | £400,000 | +£53,000 (+14%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/78340330-5410-4a45-bd1e-fd2409c10ae5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368176/) |
| 8 Cotleigh Road | 3 | 1 | £174,995 (2006) | £427,000 | £430,000 | +£252,005 (+144%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/a2935164-abd1-4158-af40-a7de710e0247) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368125/) |
| 13 Cotleigh Road | 3 | 2 | £397,500 (2025) | £424,000 | £415,000 | +£26,500 (+7%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd559e84-ea41-49ef-ae8f-1d75a5a7503a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368130/) |
| 10 Cotleigh Road | 3 | 1 | £351,000 (2024) | — | £420,000 | +£69,000 (+20%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1f9e260a-fbfa-497e-ba00-8b5384292dab) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368127/) |
| 28 Cotleigh Road | 2 | 1 | £297,000 (2020) | £418,000 | £410,000 | +£121,000 (+41%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d1e0a49e-68b2-4327-a41b-81bdbd5550c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368145/) |
| 33 Cotleigh Road | 2 | — | £200,000 (2014) | — | £410,000 | +£210,000 (+105%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cad2bc2-fd63-4510-ae84-02bfa0caf5c3) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368150/) |
| 37 Cotleigh Road | 2 | 1 | £315,000 (2022) | £404,000 | £400,000 | +£89,000 (+28%) | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1557ac50-1f35-44eb-9e72-abaaf61ed98f) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368154/) |

## Trends in the sale history

**Just over a third of the street has changed hands since 2020** — 17 of the 47
addresses with a recorded sale. Another 17 last sold during the 2010s, nine in
the 2000s, and four not since the 1990s.

| Last sold | Addresses |
| --- | --- |
| 2020s | 17 |
| 2010s | 17 |
| 2000s | 9 |
| 1990s | 4 |

**2021 was the busiest year on record here**, with six sales, followed by four
in 2022. That is a post-pandemic clustering visible on plenty of streets, and it
matters for reading the estimates: a third of the addresses have a recent
transaction anchoring them, and the rest do not.

**The four houses that have not sold since the 1990s are where the models are
least sure of themselves** — numbers 12, 22, 35 and 48, last sold between 1997
and 1999. Two of them, 22 and 48, are the largest percentage gainers on the
street at 584 and 559 per cent. Number 35 is the single widest disagreement
between the two providers anywhere on Cotleigh Road: Zoopla £447,000, Rightmove
£395,000, a £52,000 gap.

That is not a coincidence. An automated valuation is anchored by comparable
recent transactions, and a house that has not sold in a quarter of a century
offers none of its own. The estimates for those four are the softest numbers in
the table, and the honest reading is that nobody — including both providers —
knows what they are worth within £50,000.

## Where these figures come from

Sale prices behind them are HM Land Registry Price Paid Data, published under
the Open Government Licence v3.0. The estimates are Zoopla's own and are
reproduced for comparison; they are not open data and not this site's opinion.
Every row above carries the links to the two pages it was read from, and the
[property market page](/property-market) sets the same addresses out with
their Land Registry sale prices alongside.

Nothing here is financial advice.

## Related

- [Growth since the last sale](/house-price-growth) — the same houses, measured
  against what they last sold for
- [Zoopla versus Rightmove](/zoopla-vs-rightmove) — the two providers compared
  on the 39 houses where both publish an estimate
- [Sources](/sources) — every dataset used here

## Source

- Canonical URL: https://cotleighroad.com/house-values
- Typed record: https://cotleighroad.com/index.json


---

# Zoopla's Estimates for Cotleigh Road

*Category: Prices and valuations*
*Topics: zoopla, estimates, cotleigh road, property values, confidence levels*

This page provides an analysis of Zoopla's automated estimates for 50 houses on Cotleigh Road, including the median estimate, range, and confidence level. The estimates are based on Zoopla's own models and are compared to HM Land Registry sale prices. The page also discusses the limitations of the estimates and how to interpret them. The information is intended for informational purposes only and should not be considered financial advice.

## Key points

- Zoopla estimates are available for 50 of 54 houses on Cotleigh Road
- Median estimate is £446,000
- Confidence levels are labeled as high or medium, with medium-confidence estimates having a wider range
- Estimates are based on Zoopla's own models and are not valuations

## Content

Zoopla publishes an automated estimate for **50 of the 54 houses on Cotleigh
Road** — more than any other source. This page is about those estimates on
their own terms: what they say, how sure Zoopla claims to be, and where that
confidence is worth taking seriously.

For Rightmove's figures see [Rightmove's estimates](/rightmove-estimates); for
the two set against each other, [Zoopla versus Rightmove](/zoopla-vs-rightmove).
For the street's values using both sources together, start at
[house values](/house-values).

Every figure below was read from that property's own Zoopla page and recorded
with its capture date. Nothing here is calculated, indexed or averaged by this
site. These are automated model estimates, not valuations — nobody from Zoopla
has been inside any of these houses.

## What Zoopla says about the street

| | |
| --- | --- |
| Addresses valued | 50 of 54 |
| Median estimate | **£446,000** |
| Middle half | £439,000 – £454,000 |
| Full range | £404,000 (no. 37) – £537,000 (no. 26) |
| Typical range width | £45,000 |
| Rated high confidence | 44 |
| Rated medium confidence | 6 |

## The confidence rating is the most useful thing here

Zoopla labels each estimate high or medium confidence. Rightmove publishes no
equivalent, and it turns out to carry real information.

**The six medium-confidence estimates have almost exactly double the range of
the high-confidence ones** — a mean spread of £93,167 against £44,614. Zoopla
is not merely flagging a vague doubt; the width of the interval moves with the
label.

| Confidence | Addresses | Mean range width |
| --- | --- | --- |
| High | 44 | £44,614 |
| Medium | 6 | £93,167 |

The medium six are numbers **9, 18, 20, 51, 58** and **6**. What they have in
common is instructive: several are among the largest houses on the street, and
several last changed hands a very long time ago. Number 9 is 129 sqm and last
sold in 2002; its range runs £483,000 to £590,000, a £107,000 spread on a
£536,000 estimate.

That is the model saying, accurately, that it has little to go on. Where a
house is unusual for its street or has not sold in decades, there are few
comparable transactions to anchor it — and Zoopla says so rather than
presenting a confident number.

**The practical reading:** treat a medium-confidence estimate as a range, not a
figure. A £536,000 estimate that Zoopla itself brackets between £483,000 and
£590,000 is not a valuation of £536,000.

## Zoopla's own growth figures

For twelve addresses Zoopla publishes the gain since the last sale directly
under the estimate. That arithmetic is checkable, and it checks out: against
the HM Land Registry sale prices, Zoopla's figure matched on all twelve to
within £500 of rounding.

It is the same subtraction this site uses on
[growth since the last sale](/house-price-growth), which is why that page can
extend it to all 45 addresses with a recorded sale rather than only the twelve
Zoopla chooses to show.

## Floor areas and EPC ratings

Zoopla records a floor area for 47 of the 50 and an EPC band for 25. Both come
with the caveat that EPC areas are measured for energy assessment rather than
valuation.

Worth knowing before using them: across the 43 houses between 72 and 102 sqm —
nearly the whole street — floor area explains almost nothing about Zoopla's
estimate. The correlation is r = 0.107. The full working is on
[house values](/house-values).

## Two houses are currently on the market

Numbers **14 and 22** were listed for sale when these figures were captured,
which makes them the only addresses where a real asking price will shortly
exist to test an estimate against. Everything else here is a model's opinion
about a house nobody is currently trying to sell.

## Every Zoopla estimate

Spread is the distance between Zoopla's own low and high. Medium-confidence
rows are marked; they are the ones to read as ranges. Every row links to the
Zoopla page the figures were read from, so the estimate, the range and the
confidence label can all be checked at source — and Rightmove's figure for the
same address, with its own link, is on the
[Rightmove page](/rightmove-estimates).

| Address | Beds | Estimate | Range | Spread | Confidence | Floor area | EPC | Source |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 26 Cotleigh Road | 4 | £537,000 | £510,000 – £564,000 | £54,000 | High | 151 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368143/) |
| 9 Cotleigh Road | 4 | £536,000 | £483,000 – £590,000 | £107,000 | **Medium** | 129 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368126/) |
| 24 Cotleigh Road | 3 | £527,000 | £501,000 – £554,000 | £53,000 | High | 116 sqm | C | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |
| 50 Cotleigh Road | — | £471,000 | £447,000 – £494,000 | £47,000 | High | 86 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368167/) |
| 58 Cotleigh Road | 2 | £469,000 | £422,000 – £516,000 | £94,000 | **Medium** | 78 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368172/) |
| 27 Cotleigh Road | 3 | £466,000 | £443,000 – £489,000 | £46,000 | High | 111 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368144/) |
| 60 Cotleigh Road | 3 | £464,000 | £441,000 – £487,000 | £46,000 | High | 84 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368173/) |
| 40 Cotleigh Road | 2 | £462,000 | £439,000 – £485,000 | £46,000 | High | 84 sqm | C | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368157/) |
| 32 Cotleigh Road | 3 | £457,000 | £434,000 – £480,000 | £46,000 | High | 89 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368149/) |
| 49 Cotleigh Road | 2 | £457,000 | £434,000 – £479,000 | £45,000 | High | 79 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368166/) |
| 6 Cotleigh Road | 3 | £456,000 | £410,000 – £501,000 | £91,000 | **Medium** | 96 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368124/) |
| 41 Cotleigh Road | 3 | £455,000 | £432,000 – £477,000 | £45,000 | High | 102 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368158/) |
| 56 Cotleigh Road | 2 | £454,000 | £432,000 – £477,000 | £45,000 | High | 89 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368171/) |
| 43 Cotleigh Road | 2 | £453,000 | £430,000 – £475,000 | £45,000 | High | 83 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368160/) |
| 38 Cotleigh Road | 2 | £452,000 | £430,000 – £475,000 | £45,000 | High | 79 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368155/) |
| 46 Cotleigh Road | 2 | £452,000 | £429,000 – £474,000 | £45,000 | High | 76 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368163/) |
| 45 Cotleigh Road | 2 | £450,000 | £428,000 – £473,000 | £45,000 | High | 80 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368162/) |
| 36 Cotleigh Road | 2 | £449,000 | £427,000 – £472,000 | £45,000 | High | 78 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368153/) |
| 14 Cotleigh Road | 3 | £448,000 | £426,000 – £470,000 | £44,000 | High | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368131/) |
| 21 Cotleigh Road | 2 | £448,000 | £426,000 – £471,000 | £45,000 | High | 81 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368138/) |
| 29 Cotleigh Road | 2 | £448,000 | £426,000 – £471,000 | £45,000 | High | 86 sqm | E | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368146/) |
| 48 Cotleigh Road | 2 | £448,000 | £426,000 – £471,000 | £45,000 | High | 89 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368165/) |
| 51 Cotleigh Road | 3 | £448,000 | £403,000 – £493,000 | £90,000 | **Medium** | 79 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368168/) |
| 35 Cotleigh Road | 2 | £447,000 | £424,000 – £469,000 | £45,000 | High | 77 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368152/) |
| 11 Cotleigh Road | 2 | £446,000 | £423,000 – £468,000 | £45,000 | High | 100 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368128/) |
| 20 Cotleigh Road | — | £446,000 | £401,000 – £490,000 | £89,000 | **Medium** | 88 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368137/) |
| 31 Cotleigh Road | 2 | £446,000 | £424,000 – £468,000 | £44,000 | High | 90 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368148/) |
| 39 Cotleigh Road | 2 | £446,000 | £423,000 – £468,000 | £45,000 | High | 82 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368156/) |
| 62 Cotleigh Road | 2 | £445,000 | £423,000 – £467,000 | £44,000 | High | 80 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368174/) |
| 54 Cotleigh Road | 4 | £444,000 | £422,000 – £466,000 | £44,000 | High | 85 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368170/) |
| 18 Cotleigh Road | — | £443,000 | £399,000 – £487,000 | £88,000 | **Medium** | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368135/) |
| 64 Cotleigh Road | 2 | £443,000 | £421,000 – £465,000 | £44,000 | High | 82 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368175/) |
| 19 Cotleigh Road | 2 | £442,000 | £420,000 – £464,000 | £44,000 | High | 84 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368136/) |
| 16 Cotleigh Road | 2 | £441,000 | £419,000 – £463,000 | £44,000 | High | 77 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368133/) |
| 42 Cotleigh Road | 3 | £441,000 | £419,000 – £463,000 | £44,000 | High | 84 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368159/) |
| 23 Cotleigh Road | 2 | £440,000 | £418,000 – £462,000 | £44,000 | High | 81 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368140/) |
| 12 Cotleigh Road | 3 | £439,000 | £417,000 – £461,000 | £44,000 | High | 82 sqm | E | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368129/) |
| 34 Cotleigh Road | 2 | £439,000 | £417,000 – £460,000 | £43,000 | High | 85 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368151/) |
| 22 Cotleigh Road | — | £438,000 | £416,000 – £459,000 | £43,000 | High | 88 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368139/) |
| 30 Cotleigh Road | 2 | £438,000 | £416,000 – £460,000 | £44,000 | High | 85 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368147/) |
| 44 Cotleigh Road | 2 | £438,000 | £416,000 – £460,000 | £44,000 | High | 81 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368161/) |
| 15 Cotleigh Road | 2 | £437,000 | £416,000 – £459,000 | £43,000 | High | 88 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368132/) |
| 25 Cotleigh Road | 2 | £436,000 | £414,000 – £458,000 | £44,000 | High | 80 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368142/) |
| 17 Cotleigh Road | 3 | £431,000 | £410,000 – £453,000 | £43,000 | High | 84 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368134/) |
| 68 Cotleigh Road | 2 | £431,000 | £410,000 – £453,000 | £43,000 | High | 72 sqm | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368177/) |
| 66 Cotleigh Road | 2 | £428,000 | £406,000 – £449,000 | £43,000 | High | 84 sqm | C | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368176/) |
| 8 Cotleigh Road | 3 | £427,000 | £406,000 – £448,000 | £42,000 | High | — | — | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368125/) |
| 13 Cotleigh Road | 3 | £424,000 | £403,000 – £445,000 | £42,000 | High | 100 sqm | E | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368130/) |
| 28 Cotleigh Road | 2 | £418,000 | £398,000 – £439,000 | £41,000 | High | 75 sqm | D | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368145/) |
| 37 Cotleigh Road | — | £404,000 | £384,000 – £424,000 | £40,000 | High | 81 sqm | E | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368154/) |

## Where these figures come from

Estimates are Zoopla's own, read from each property's page and reproduced for
comparison; they are not open data. The source column above holds the address
of every one of those pages. The sale prices they are compared against
elsewhere on this site are HM Land Registry Price Paid Data.

Nothing here is financial advice.

## Related

- [Rightmove's estimates](/rightmove-estimates) — the same exercise for the
  other provider, where the ranges are wider and there is no confidence label
- [Zoopla versus Rightmove](/zoopla-vs-rightmove) — the two compared address by
  address
- [House values](/house-values) — the street using both sources together
- [About this research](/about) — how these figures are produced and how to
  have one removed

## Source

- Canonical URL: https://cotleighroad.com/zoopla-estimates
- Typed record: https://cotleighroad.com/index.json


---

# Rightmove's Estimates for Cotleigh Road

*Category: Prices and valuations*
*Topics: rightmove, zoopla, house prices, cotleigh road, property estimates*

This page provides an analysis of Rightmove's automated estimates for 41 houses on Cotleigh Road, including the median estimate, range, and changes between months. The estimates are compared to Zoopla's figures, highlighting differences in range width and confidence ratings. The page also shows the current and previous estimates for each address, allowing users to track changes over time.

## Key points

- Rightmove estimates 41 of 54 houses on Cotleigh Road
- Median estimate is £425,000
- Range width is typically £60,000, with some addresses having a wider range
- Seven addresses had changes in estimates between July and August 2026
- Rightmove does not publish confidence ratings, unlike Zoopla

## Content

Rightmove publishes an automated estimate for **41 of the 54 houses on Cotleigh
Road** — around three-quarters of the street, against Zoopla's 50. This page is about those
estimates on their own terms, including something no other page here can show:
**what Rightmove changed its mind about between one month and the next**.

For Zoopla's figures see [Zoopla's estimates](/zoopla-estimates); for the two
set against each other, [Zoopla versus Rightmove](/zoopla-vs-rightmove). For
the street using both, start at [house values](/house-values).

## What Rightmove says about the street

| | |
| --- | --- |
| Addresses valued | 41 of 54 |
| Median estimate | **£425,000** |
| Full range | £390,000 (no. 51) – £545,000 (no. 26) |
| Typical range width | £60,000 |
| Widest range | £140,000 (no. 37) |
| Bedrooms recorded | 40 of 41 |
| Bathrooms recorded | 35 of 41 |
| Confidence rating published | none |

## Rightmove's ranges are much wider than Zoopla's

The single clearest difference between the providers is not the headline
number, it is the interval around it.

| | Zoopla | Rightmove |
| --- | --- | --- |
| Median range width | £45,000 | **£60,000** |
| Widest | £107,000 | **£140,000** |
| Narrowest | £40,000 | £40,000 |

Rightmove's typical range is around **a third wider**. On number 37 it runs
£330,000 to £470,000 — a £140,000 spread on a £400,000 estimate, which is 35
per cent of the estimate itself. Number 12 and number 22 are both £130,000
wide.

**And Rightmove does not tell you when it is unsure.** Zoopla labels its
estimates high or medium confidence, and that label
[tracks the range width closely](/zoopla-estimates). Rightmove publishes the
range and leaves you to notice. Someone reading only the headline figure gets
no signal at all that number 37's estimate is a much softer number than number
29's, whose range is £40,000.

## What changed between captures

Sixteen of the forty-one addresses were captured twice, across July and August
2026. Seven of those sixteen moved during that window.

| Direction | Count | Addresses |
| --- | --- | --- |
| Revised up | 4 | 11, 12, 13, 28 |
| Revised down | 3 | 22, 26, 30 |
| Unchanged | 9 | |
| Captured once only | 25 | |

The moves are small — between £5,000 and £15,000 — but close to half of the
twice-captured estimates changing inside a few weeks is worth knowing if you
are treating any one of them as a fact. Number 12 rose £15,000; number 26, the
most valuable house on the street, fell £10,000.

The twenty-five addresses captured only once are not evidence of stability:
nothing is known about whether they moved, which is a different thing from
knowing they did not.

**A note on which figure this page shows.** Elsewhere on this site, where a
Rightmove estimate moved during the capture window, the **higher** of the two
months is published. That convention would defeat this page: on a downward
revision the "estimate" column would show the old figure, and number 26 would
render as £545,000 changing to £545,000. **The table below shows the current
figure and the previous one as captured**, so three addresses — 22, 26 and 30 —
appear here slightly lower than in
[the valuation matrix](/property-market). That is the same data under a
different and, for this page, more honest convention.

## What Rightmove holds that Zoopla does not

Rightmove records a **build year** for 34 of the 41, and a fuller transaction
history — 32 of the 41 carry more than one recorded sale, against Zoopla's
single most-recent entry for most addresses. It also labels **bedrooms and
bathrooms** separately, which matters more than it sounds: Zoopla publishes a
row of room icons whose second figure is not consistently bathrooms, so the
bath counts on this site come from Rightmove alone, and an address Rightmove
has no figure for is left blank rather than guessed at.

Where you want to see a house's full sale record rather than just its last
price, Rightmove's page is the better one to open; every row below links to it.

## Every Rightmove estimate

Spread is the distance between Rightmove's own low and high. Bold changes are
revisions observed between captures. The source column links each address to
its Rightmove house-prices page; Zoopla's figure for the same house, with its
own link, is on the [Zoopla page](/zoopla-estimates).

| Address | Beds | Baths | Estimate now | Previous month | Change | Range | Spread | Captured | Source |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 26 Cotleigh Road | 4 | 2 | £535,000 | £545,000 | **−£10,000** | £500,000 – £570,000 | £70,000 | 2026-07-08 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/eb5f3d17-e242-4aa5-b834-60abe438e2c6) |
| 24 Cotleigh Road | 3 | 1 | £515,000 | £515,000 | no change | £470,000 – £560,000 | £90,000 | 2026-07-25 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) |
| 40 Cotleigh Road | 2 | 1 | £445,000 | — | no change | £410,000 – £480,000 | £70,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c073488e-0dca-40d4-9edb-9315df4afc7a) |
| 9 Cotleigh Road | — | — | £440,000 | — | no change | £390,000 – £490,000 | £100,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4b52d71-ac22-488a-b57d-3c5535554d60) |
| 8 Cotleigh Road | 3 | 1 | £430,000 | — | no change | £390,000 – £470,000 | £80,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/a2935164-abd1-4158-af40-a7de710e0247) |
| 16 Cotleigh Road | 2 | 1 | £430,000 | £430,000 | no change | £400,000 – £460,000 | £60,000 | 2026-07-30 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c977cee4-c15c-43fb-89e1-2dc05b6c3406) |
| 17 Cotleigh Road | 3 | 1 | £430,000 | £430,000 | no change | £390,000 – £470,000 | £80,000 | 2026-07-30 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/10f23bb9-fb38-4cb3-9179-7c755e0312c2) |
| 25 Cotleigh Road | 2 | 1 | £430,000 | — | no change | £400,000 – £460,000 | £60,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d9b44cf7-cda8-495b-a6ab-d65bfa769db8) |
| 27 Cotleigh Road | 3 | 1 | £430,000 | — | no change | £400,000 – £460,000 | £60,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ce72ee73-fa41-441a-a4fd-04c2bf8115d0) |
| 29 Cotleigh Road | 2 | 2 | £430,000 | — | no change | £410,000 – £450,000 | £40,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/f330dcda-c1da-4333-942b-1d9de5557a0a) |
| 32 Cotleigh Road | 3 | 1 | £430,000 | £430,000 | no change | £400,000 – £460,000 | £60,000 | 2026-07-26 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/896ab9a4-2a0b-41e0-add5-8b1dca0b9276) |
| 36 Cotleigh Road | 2 | 1 | £430,000 | £430,000 | no change | £400,000 – £460,000 | £60,000 | 2026-07-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4dc1da6-382a-4f6d-825a-9bc98c15a0ef) |
| 39 Cotleigh Road | 2 | 1 | £430,000 | — | no change | £410,000 – £450,000 | £40,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8ad18908-7545-4ffa-bf6a-221e3374670a) |
| 43 Cotleigh Road | 2 | 1 | £430,000 | — | no change | £400,000 – £460,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/06494e36-3824-4d6a-a4a1-526696ca2757) |
| 48 Cotleigh Road | 2 | 1 | £430,000 | — | no change | £390,000 – £470,000 | £80,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1fdda89d-bb70-4d2a-bbb3-95041858e28c) |
| 50 Cotleigh Road | 2 | — | £430,000 | — | no change | £400,000 – £460,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/e8b7d2f1-12df-48c4-a933-9c1771f0d537) |
| 64 Cotleigh Road | 2 | 2 | £430,000 | — | no change | £390,000 – £470,000 | £80,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/b6969bd6-1115-4900-b313-42b6ecaedec6) |
| 11 Cotleigh Road | 2 | 2 | £425,000 | £420,000 | **+£5,000** | £390,000 – £460,000 | £70,000 | 2026-08-02 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/41f20371-a106-45c1-ac2f-ee5a4328886e) |
| 12 Cotleigh Road | 3 | 1 | £425,000 | £410,000 | **+£15,000** | £360,000 – £490,000 | £130,000 | 2026-07-26 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cbd10fb-7c9d-460a-98d9-eb93de9709a5) |
| 19 Cotleigh Road | 2 | 1 | £425,000 | £425,000 | no change | £400,000 – £450,000 | £50,000 | 2026-08-02 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/298f6145-102c-4d80-b505-a1bc9a8ca9b4) |
| 21 Cotleigh Road | 2 | 1 | £425,000 | — | no change | £400,000 – £450,000 | £50,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/db877420-d72d-43a0-924c-36ed87a038ec) |
| 23 Cotleigh Road | 2 | 1 | £425,000 | — | no change | £400,000 – £450,000 | £50,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd044dd5-6536-4400-9194-4bdde5f9a93b) |
| 30 Cotleigh Road | 2 | 1 | £425,000 | £430,000 | **−£5,000** | £400,000 – £450,000 | £50,000 | 2026-07-29 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1b80b41a-5079-4038-81d6-9c9bac514ae7) |
| 41 Cotleigh Road | 3 | 1 | £425,000 | £425,000 | no change | £400,000 – £450,000 | £50,000 | 2026-07-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/089fc73b-9d69-4f33-bdcc-e4a999f6b810) |
| 10 Cotleigh Road | 3 | 1 | £420,000 | £420,000 | no change | £380,000 – £460,000 | £80,000 | 2026-07-30 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1f9e260a-fbfa-497e-ba00-8b5384292dab) |
| 34 Cotleigh Road | 2 | 1 | £420,000 | — | no change | £400,000 – £440,000 | £40,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/45e4651c-d288-4ce1-ba40-e08f80ca0e74) |
| 38 Cotleigh Road | 2 | 1 | £420,000 | — | no change | £390,000 – £450,000 | £60,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/0b81f966-d60a-4fb8-ac2c-6d6d189ed4b2) |
| 45 Cotleigh Road | 2 | — | £420,000 | — | no change | £390,000 – £450,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1e2b3a3f-7cb3-4fe7-b5e1-0cf1fe8d5e65) |
| 46 Cotleigh Road | 2 | 1 | £420,000 | — | no change | £390,000 – £450,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1a59ce9c-0782-4518-97ac-83a467e9bcbc) |
| 58 Cotleigh Road | 2 | 1 | £420,000 | — | no change | £390,000 – £450,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/85e689ec-36d4-4c64-b35b-15d61a54ca34) |
| 62 Cotleigh Road | 2 | 1 | £420,000 | — | no change | £390,000 – £450,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/6b16eb49-c28d-4515-a6fa-07ad78d2c3e4) |
| 13 Cotleigh Road | 3 | 2 | £415,000 | £410,000 | **+£5,000** | £390,000 – £440,000 | £50,000 | 2026-07-26 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd559e84-ea41-49ef-ae8f-1d75a5a7503a) |
| 22 Cotleigh Road | 2 | — | £415,000 | £425,000 | **−£10,000** | £350,000 – £480,000 | £130,000 | 2026-07-30 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/5f2e87a7-90cf-4483-97a2-f13ecfb47dfb) |
| 28 Cotleigh Road | 2 | 1 | £410,000 | £400,000 | **+£10,000** | £370,000 – £450,000 | £80,000 | 2026-07-30 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d1e0a49e-68b2-4327-a41b-81bdbd5550c6) |
| 33 Cotleigh Road | 2 | — | £410,000 | — | no change | £370,000 – £450,000 | £80,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cad2bc2-fd63-4510-ae84-02bfa0caf5c3) |
| 68 Cotleigh Road | 2 | 1 | £410,000 | — | no change | £380,000 – £440,000 | £60,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/9bdb810f-7124-47a4-8c2f-782577f64404) |
| 44 Cotleigh Road | 2 | 1 | £405,000 | — | no change | £380,000 – £430,000 | £50,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/97eace8c-43fc-4a10-b72f-68e9a9aabdf1) |
| 37 Cotleigh Road | 2 | 1 | £400,000 | — | no change | £330,000 – £470,000 | £140,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1557ac50-1f35-44eb-9e72-abaaf61ed98f) |
| 66 Cotleigh Road | 2 | 1 | £400,000 | £400,000 | no change | £370,000 – £430,000 | £60,000 | 2026-07-27 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/78340330-5410-4a45-bd1e-fd2409c10ae5) |
| 35 Cotleigh Road | 2 | 1 | £395,000 | — | no change | £360,000 – £430,000 | £70,000 | 2026-08-03 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8f9a2e5f-4f65-4be3-9423-286dbd717585) |
| 51 Cotleigh Road | 3 | — | £390,000 | — | no change | £340,000 – £440,000 | £100,000 | 2026-08-05 | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2e53febe-36f4-481f-a821-7305272e8499) |

## Where these figures come from

Estimates are Rightmove's own, read from each property's house-prices page and
reproduced for comparison; they are not open data. The source column above
holds the address of every one of those pages. Sale prices are HM Land
Registry Price Paid Data.

Nothing here is financial advice.

## Related

- [Zoopla's estimates](/zoopla-estimates) — the same exercise for the other
  provider, with narrower ranges and a published confidence rating
- [Zoopla versus Rightmove](/zoopla-vs-rightmove) — the two compared address by
  address, where Zoopla is higher on 37 of 39
- [House values](/house-values) — the street using both sources together
- [About this research](/about) — how these figures are produced

## Source

- Canonical URL: https://cotleighroad.com/rightmove-estimates
- Typed record: https://cotleighroad.com/index.json


---

# Growth Since the Last Sale

*Category: Prices and valuations*
*Topics: house prices, property market, cotleigh road, zoopla, rightmove, valuation*

This page analyzes the change in house prices on Cotleigh Road, comparing the last sale price with the current estimated value from Zoopla. The data shows that houses that sold below £400,000 have all gained value, with the median annualized rate across all 45 houses being 4.6%. The page also highlights the difference in valuation between Zoopla and Rightmove, particularly for larger houses with fewer comparable sales. The data is based on model estimates and real sale prices, providing insight into the property market on Cotleigh Road.

## Key points

- 45 houses on Cotleigh Road have both a registered sale price and a Zoopla estimate
- Houses that sold below £400,000 have all gained value
- Median annualized rate across all 45 houses is 4.6%
- Larger houses with fewer comparable sales have less accurate valuations
- Zoopla and Rightmove valuations can differ significantly for certain properties

## Content

How much has a house on Cotleigh Road gained since it last changed hands? For
forty-five of them there is enough public record to answer: a registered sale
price from HM Land Registry on one side, a current automated estimate on the
other.

Forty-five of these addresses have both a registered sale price and a Zoopla
estimate, which is enough to say what each house has done since it last
changed hands. The change column is the estimate minus the sale price — the
same subtraction Zoopla itself prints under its estimates, and it agrees with
Zoopla's own figure on all twelve addresses where both were captured, to the
nearest £500 of rounding. The annualised column compounds that change over the
years elapsed.

Read the percentage column with the year beside it. A house that sold in 1997
has had twenty-nine years to appreciate and one that sold in 2025 has had one,
so the raw percentages sort almost perfectly by date and say little on their
own. The annualised column is the one that compares like with like.

The right-hand column links each address to its Zoopla and Rightmove pages.
The sale price on the left is a matter of public record; the estimate on the
right is a model's opinion, and those two links are where it can be read in
full, revision dates and all.

| Address | Last sold | Sale price | Zoopla estimate | Change | Change % | Annualised | Sources |
| --- | --- | --- | --- | --- | --- | --- | --- |
| 22 Cotleigh Road | 1997 | £63,995 | £438,000 | +£374,005 | +584% | 6.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/5f2e87a7-90cf-4483-97a2-f13ecfb47dfb) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368139/) |
| 48 Cotleigh Road | 1998 | £68,000 | £448,000 | +£380,000 | +559% | 7.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1fdda89d-bb70-4d2a-bbb3-95041858e28c) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368165/) |
| 35 Cotleigh Road | 1998 | £77,000 | £447,000 | +£370,000 | +481% | 6.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8f9a2e5f-4f65-4be3-9423-286dbd717585) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368152/) |
| 12 Cotleigh Road | 1999 | £82,500 | £439,000 | +£356,500 | +432% | 6.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cbd10fb-7c9d-460a-98d9-eb93de9709a5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368129/) |
| 64 Cotleigh Road | 2000 | £95,000 | £443,000 | +£348,000 | +366% | 6.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/b6969bd6-1115-4900-b313-42b6ecaedec6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368175/) |
| 58 Cotleigh Road | 2002 | £126,500 | £469,000 | +£342,500 | +271% | 5.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/85e689ec-36d4-4c64-b35b-15d61a54ca34) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368172/) |
| 9 Cotleigh Road | 2002 | £186,500 | £536,000 | +£349,500 | +187% | 4.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4b52d71-ac22-488a-b57d-3c5535554d60) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368126/) |
| 56 Cotleigh Road | 2004 | £173,000 | £454,000 | +£281,000 | +162% | 4.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2be5013a-d5bd-4674-9cec-b9bf1b08f003) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368171/) |
| 45 Cotleigh Road | 2005 | £173,500 | £450,000 | +£276,500 | +159% | 4.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1e2b3a3f-7cb3-4fe7-b5e1-0cf1fe8d5e65) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368162/) |
| 27 Cotleigh Road | 2005 | £183,000 | £466,000 | +£283,000 | +155% | 4.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ce72ee73-fa41-441a-a4fd-04c2bf8115d0) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368144/) |
| 60 Cotleigh Road | 2006 | £185,000 | £464,000 | +£279,000 | +151% | 4.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/15f5b3bc-6fc0-472e-bebe-602dcec5922b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368173/) |
| 8 Cotleigh Road | 2006 | £174,995 | £427,000 | +£252,005 | +144% | 4.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/a2935164-abd1-4158-af40-a7de710e0247) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368125/) |
| 25 Cotleigh Road | 2006 | £183,000 | £436,000 | +£253,000 | +138% | 4.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d9b44cf7-cda8-495b-a6ab-d65bfa769db8) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368142/) |
| 62 Cotleigh Road | 2011 | £195,000 | £445,000 | +£250,000 | +128% | 5.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/6b16eb49-c28d-4515-a6fa-07ad78d2c3e4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368174/) |
| 19 Cotleigh Road | 2011 | £201,000 | £442,000 | +£241,000 | +120% | 5.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/298f6145-102c-4d80-b505-a1bc9a8ca9b4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368136/) |
| 16 Cotleigh Road | 2010 | £205,000 | £441,000 | +£236,000 | +115% | 4.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c977cee4-c15c-43fb-89e1-2dc05b6c3406) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368133/) |
| 40 Cotleigh Road | 2012 | £216,000 | £462,000 | +£246,000 | +114% | 5.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c073488e-0dca-40d4-9edb-9315df4afc7a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368157/) |
| 21 Cotleigh Road | 2012 | £211,500 | £448,000 | +£236,500 | +112% | 5.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/db877420-d72d-43a0-924c-36ed87a038ec) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368138/) |
| 50 Cotleigh Road | 2014 | £249,000 | £471,000 | +£222,000 | +89% | 5.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/e8b7d2f1-12df-48c4-a933-9c1771f0d537) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368167/) |
| 51 Cotleigh Road | 2016 | £240,000 | £448,000 | +£208,000 | +87% | 6.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2e53febe-36f4-481f-a821-7305272e8499) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368168/) |
| 32 Cotleigh Road | 2016 | £292,500 | £457,000 | +£164,500 | +56% | 4.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/896ab9a4-2a0b-41e0-add5-8b1dca0b9276) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368149/) |
| 6 Cotleigh Road | 2015 | £305,000 | £456,000 | +£151,000 | +50% | 3.7% | [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368124/) |
| 68 Cotleigh Road | 2019 | £301,500 | £431,000 | +£129,500 | +43% | 5.2% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/9bdb810f-7124-47a4-8c2f-782577f64404) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368177/) |
| 28 Cotleigh Road | 2020 | £297,000 | £418,000 | +£121,000 | +41% | 5.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d1e0a49e-68b2-4327-a41b-81bdbd5550c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368145/) |
| 39 Cotleigh Road | 2018 | £325,000 | £446,000 | +£121,000 | +37% | 4.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8ad18908-7545-4ffa-bf6a-221e3374670a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368156/) |
| 11 Cotleigh Road | 2017 | £332,000 | £446,000 | +£114,000 | +34% | 3.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/41f20371-a106-45c1-ac2f-ee5a4328886e) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368128/) |
| 46 Cotleigh Road | 2018 | £340,000 | £452,000 | +£112,000 | +33% | 3.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1a59ce9c-0782-4518-97ac-83a467e9bcbc) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368163/) |
| 37 Cotleigh Road | 2022 | £315,000 | £404,000 | +£89,000 | +28% | 6.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1557ac50-1f35-44eb-9e72-abaaf61ed98f) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368154/) |
| 43 Cotleigh Road | 2017 | £355,000 | £453,000 | +£98,000 | +28% | 2.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/06494e36-3824-4d6a-a4a1-526696ca2757) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368160/) |
| 38 Cotleigh Road | 2019 | £355,000 | £452,000 | +£97,000 | +27% | 3.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/0b81f966-d60a-4fb8-ac2c-6d6d189ed4b2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368155/) |
| 17 Cotleigh Road | 2021 | £342,500 | £431,000 | +£88,500 | +26% | 4.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/10f23bb9-fb38-4cb3-9179-7c755e0312c2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368134/) |
| 41 Cotleigh Road | 2017 | £362,500 | £455,000 | +£92,500 | +26% | 2.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/089fc73b-9d69-4f33-bdcc-e4a999f6b810) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368158/) |
| 34 Cotleigh Road | 2021 | £355,000 | £439,000 | +£84,000 | +24% | 4.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/45e4651c-d288-4ce1-ba40-e08f80ca0e74) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368151/) |
| 29 Cotleigh Road | 2021 | £366,000 | £448,000 | +£82,000 | +22% | 4.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/f330dcda-c1da-4333-942b-1d9de5557a0a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368146/) |
| 23 Cotleigh Road | 2021 | £360,000 | £440,000 | +£80,000 | +22% | 4.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd044dd5-6536-4400-9194-4bdde5f9a93b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368140/) |
| 36 Cotleigh Road | 2021 | £370,000 | £449,000 | +£79,000 | +21% | 3.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4dc1da6-382a-4f6d-825a-9bc98c15a0ef) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368153/) |
| 49 Cotleigh Road | 2021 | £385,000 | £457,000 | +£72,000 | +19% | 3.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ea6d40ba-643b-40d4-9972-90ef9b888787) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368166/) |
| 54 Cotleigh Road | 2024 | £375,000 | £444,000 | +£69,000 | +18% | 8.8% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/be4a97a8-dcbb-4c00-a17d-bb990d4066df) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368170/) |
| 44 Cotleigh Road | 2022 | £376,000 | £438,000 | +£62,000 | +16% | 3.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/97eace8c-43fc-4a10-b72f-68e9a9aabdf1) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368161/) |
| 66 Cotleigh Road | 2024 | £375,000 | £428,000 | +£53,000 | +14% | 6.8% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/78340330-5410-4a45-bd1e-fd2409c10ae5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368176/) |
| 30 Cotleigh Road | 2022 | £384,000 | £438,000 | +£54,000 | +14% | 3.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1b80b41a-5079-4038-81d6-9c9bac514ae7) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368147/) |
| 42 Cotleigh Road | 2023 | £395,000 | £441,000 | +£46,000 | +12% | 3.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/7a5de774-f764-42aa-96d6-90cdebea5424) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368159/) |
| 13 Cotleigh Road | 2025 | £397,500 | £424,000 | +£26,500 | +7% | 6.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd559e84-ea41-49ef-ae8f-1d75a5a7503a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368130/) |
| 26 Cotleigh Road | 2022 | £530,000 | £537,000 | +£7,000 | +1% | 0.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/eb5f3d17-e242-4aa5-b834-60abe438e2c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368143/) |
| 24 Cotleigh Road | 2025 | £525,000 | £527,000 | +£2,000 | +0% | 0.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |

**The interesting comparison is within a single year, not across the table.**
Four of these houses last sold in 2022. Number 37 is up 28 per cent since,
number 44 sixteen, number 30 fourteen — and number 26, which sold for
£530,000, is up one. The two 2025 sales tell the same story: number 13 sold at
£397,500 and is up 7 per cent, number 24 sold at £525,000 and is up 0.4.

Both houses that sold above £500,000 are the two flattest rows in the table.
That is not a claim that large houses on this street are bad buys; it is what
the model says, and the likeliest reading is a ceiling. The comparable
evidence thins out fast above half a million on a road of two-bedroom semis,
and an automated valuation with few comparables tends to sit still. Number 9,
the second-largest house here, is the widest Rightmove–Zoopla disagreement on
the street for the same reason.

The floor is firmer than the ceiling. Every address that sold below £400,000
shows a gain, the median annualised rate across all forty-five is 4.6 per
cent, and the houses that sold longest ago have compounded at between 6 and 7
per cent a year for a quarter of a century.

These are model estimates against real sale prices, so the left-hand side of
each subtraction is a fact and the right-hand side is an opinion. A row is
only as good as the estimate in it.

## Related

- [What fifty valuations say about one street](/house-values) — the
  distribution these estimates form, and what predicts them.
- [Zoopla versus Rightmove](/zoopla-vs-rightmove) — the two providers compared
  address by address.
- [The full valuation matrix](/property-market) — every address, both
  providers, with source links.

## Source

- Canonical URL: https://cotleighroad.com/house-price-growth
- Typed record: https://cotleighroad.com/index.json


---

# Zoopla vs Rightmove: The Same 39 Houses, Two Answers

*Category: Prices and valuations*
*Topics: house prices, property valuation, zoopla, rightmove, cotleigh road, romford*

A comparison of house price estimates from Zoopla and Rightmove for 39 houses on Cotleigh Road in Romford, showing a systematic difference in valuations. Zoopla estimates are higher than Rightmove's for 37 out of 39 houses, with a median gap of £19,000. The page highlights the importance of considering multiple sources when determining a house's value.

## Key points

- Zoopla estimates are higher than Rightmove's for 37 out of 39 houses
- Median gap between Zoopla and Rightmove estimates is £19,000
- The difference in valuations is systematic, not random
- The gap in estimates is widest for houses that have not sold recently
- Considering multiple sources is important when determining a house's value

## Content

Ask Zoopla and Rightmove what the same house is worth and you get two
different numbers. This page is what happens when you ask both about
thirty-nine houses on one street, in the same week, and write down every
answer.

Cotleigh Road in Romford RM7 is a useful test case: fifty-four broadly similar
houses, mostly two- and three-bedroom semi-detached, built in the same period,
on the same road, sharing the same schools and the same station. Whatever
separates the two providers' answers here, it is not the neighbourhood.

## The finding

**Zoopla is the higher of the two on thirty-seven of the thirty-nine addresses
where both publish an estimate.** The median gap is £19,000 — around 4.4 per
cent — and it runs as wide as £96,000.

| | |
| --- | --- |
| Addresses with both estimates | 39 |
| Zoopla higher | 37 |
| Rightmove higher | 2 |
| Median difference | £19,000 (4.4%) |
| Widest | £96,000 (no. 9) |
| Narrowest | £1,000 (no. 17) |

Half again as many addresses as this page first carried, and the pattern held:
adding thirteen more houses moved Zoopla's lead from 24-of-26 to 37-of-39 and
widened the median gap rather than closing it.

That is not a claim that one provider is right. Neither has been inside any of
these houses. It is a claim that the two are calibrated differently, and that
the difference is systematic rather than random — which matters, because a
single portal's figure is how most people find out what their house is
"worth".

## Address by address

Rightmove figures are the higher of the two months where a figure was revised
during the capture window, which is why number 26 appears to run the other
way; see the note below.

| Address | Zoopla | Rightmove | Difference | Zoopla higher by | Sources |
| --- | --- | --- | --- | --- | --- |
| 9 Cotleigh Road | £536,000 | £440,000 | +£96,000 | 21.8% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4b52d71-ac22-488a-b57d-3c5535554d60) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368126/) |
| 51 Cotleigh Road | £448,000 | £390,000 | +£58,000 | 14.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/2e53febe-36f4-481f-a821-7305272e8499) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368168/) |
| 35 Cotleigh Road | £447,000 | £395,000 | +£52,000 | 13.2% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8f9a2e5f-4f65-4be3-9423-286dbd717585) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368152/) |
| 58 Cotleigh Road | £469,000 | £420,000 | +£49,000 | 11.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/85e689ec-36d4-4c64-b35b-15d61a54ca34) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368172/) |
| 50 Cotleigh Road | £471,000 | £430,000 | +£41,000 | 9.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/e8b7d2f1-12df-48c4-a933-9c1771f0d537) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368167/) |
| 27 Cotleigh Road | £466,000 | £430,000 | +£36,000 | 8.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/ce72ee73-fa41-441a-a4fd-04c2bf8115d0) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368144/) |
| 44 Cotleigh Road | £438,000 | £405,000 | +£33,000 | 8.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/97eace8c-43fc-4a10-b72f-68e9a9aabdf1) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368161/) |
| 38 Cotleigh Road | £452,000 | £420,000 | +£32,000 | 7.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/0b81f966-d60a-4fb8-ac2c-6d6d189ed4b2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368155/) |
| 46 Cotleigh Road | £452,000 | £420,000 | +£32,000 | 7.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1a59ce9c-0782-4518-97ac-83a467e9bcbc) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368163/) |
| 41 Cotleigh Road | £455,000 | £425,000 | +£30,000 | 7.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/089fc73b-9d69-4f33-bdcc-e4a999f6b810) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368158/) |
| 45 Cotleigh Road | £450,000 | £420,000 | +£30,000 | 7.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1e2b3a3f-7cb3-4fe7-b5e1-0cf1fe8d5e65) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368162/) |
| 66 Cotleigh Road | £428,000 | £400,000 | +£28,000 | 7.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/78340330-5410-4a45-bd1e-fd2409c10ae5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368176/) |
| 32 Cotleigh Road | £457,000 | £430,000 | +£27,000 | 6.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/896ab9a4-2a0b-41e0-add5-8b1dca0b9276) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368149/) |
| 62 Cotleigh Road | £445,000 | £420,000 | +£25,000 | 6.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/6b16eb49-c28d-4515-a6fa-07ad78d2c3e4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368174/) |
| 21 Cotleigh Road | £448,000 | £425,000 | +£23,000 | 5.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/db877420-d72d-43a0-924c-36ed87a038ec) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368138/) |
| 43 Cotleigh Road | £453,000 | £430,000 | +£23,000 | 5.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/06494e36-3824-4d6a-a4a1-526696ca2757) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368160/) |
| 11 Cotleigh Road | £446,000 | £425,000 | +£21,000 | 4.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/41f20371-a106-45c1-ac2f-ee5a4328886e) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368128/) |
| 68 Cotleigh Road | £431,000 | £410,000 | +£21,000 | 5.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/9bdb810f-7124-47a4-8c2f-782577f64404) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368177/) |
| 34 Cotleigh Road | £439,000 | £420,000 | +£19,000 | 4.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/45e4651c-d288-4ce1-ba40-e08f80ca0e74) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368151/) |
| 36 Cotleigh Road | £449,000 | £430,000 | +£19,000 | 4.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c4dc1da6-382a-4f6d-825a-9bc98c15a0ef) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368153/) |
| 29 Cotleigh Road | £448,000 | £430,000 | +£18,000 | 4.2% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/f330dcda-c1da-4333-942b-1d9de5557a0a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368146/) |
| 48 Cotleigh Road | £448,000 | £430,000 | +£18,000 | 4.2% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1fdda89d-bb70-4d2a-bbb3-95041858e28c) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368165/) |
| 19 Cotleigh Road | £442,000 | £425,000 | +£17,000 | 4.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/298f6145-102c-4d80-b505-a1bc9a8ca9b4) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368136/) |
| 40 Cotleigh Road | £462,000 | £445,000 | +£17,000 | 3.8% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c073488e-0dca-40d4-9edb-9315df4afc7a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368157/) |
| 39 Cotleigh Road | £446,000 | £430,000 | +£16,000 | 3.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/8ad18908-7545-4ffa-bf6a-221e3374670a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368156/) |
| 23 Cotleigh Road | £440,000 | £425,000 | +£15,000 | 3.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd044dd5-6536-4400-9194-4bdde5f9a93b) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368140/) |
| 12 Cotleigh Road | £439,000 | £425,000 | +£14,000 | 3.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cbd10fb-7c9d-460a-98d9-eb93de9709a5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368129/) |
| 22 Cotleigh Road | £438,000 | £425,000 | +£13,000 | 3.1% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/5f2e87a7-90cf-4483-97a2-f13ecfb47dfb) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368139/) |
| 64 Cotleigh Road | £443,000 | £430,000 | +£13,000 | 3.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/b6969bd6-1115-4900-b313-42b6ecaedec6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368175/) |
| 24 Cotleigh Road | £527,000 | £515,000 | +£12,000 | 2.3% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |
| 16 Cotleigh Road | £441,000 | £430,000 | +£11,000 | 2.6% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/c977cee4-c15c-43fb-89e1-2dc05b6c3406) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368133/) |
| 13 Cotleigh Road | £424,000 | £415,000 | +£9,000 | 2.2% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/fd559e84-ea41-49ef-ae8f-1d75a5a7503a) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368130/) |
| 28 Cotleigh Road | £418,000 | £410,000 | +£8,000 | 2.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d1e0a49e-68b2-4327-a41b-81bdbd5550c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368145/) |
| 30 Cotleigh Road | £438,000 | £430,000 | +£8,000 | 1.9% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1b80b41a-5079-4038-81d6-9c9bac514ae7) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368147/) |
| 25 Cotleigh Road | £436,000 | £430,000 | +£6,000 | 1.4% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/d9b44cf7-cda8-495b-a6ab-d65bfa769db8) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368142/) |
| 37 Cotleigh Road | £404,000 | £400,000 | +£4,000 | 1.0% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1557ac50-1f35-44eb-9e72-abaaf61ed98f) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368154/) |
| 17 Cotleigh Road | £431,000 | £430,000 | +£1,000 | 0.2% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/10f23bb9-fb38-4cb3-9179-7c755e0312c2) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368134/) |
| 8 Cotleigh Road | £427,000 | £430,000 | −£3,000 | -0.7% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/a2935164-abd1-4158-af40-a7de710e0247) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368125/) |
| 26 Cotleigh Road | £537,000 | £545,000 | −£8,000 | -1.5% | [Rightmove](https://www.rightmove.co.uk/house-prices/details/eb5f3d17-e242-4aa5-b834-60abe438e2c6) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368143/) |

## The two exceptions

Only one of the two reversals is real.

**26 Cotleigh Road** shows Rightmove £545,000 against Zoopla £537,000. But
£545,000 is Rightmove's July figure, carried here under the
higher-of-the-two-months rule used throughout this site. Rightmove's August
figure for the same house is £535,000 — *below* Zoopla. That reversal is an
artefact of the capture window, not a disagreement between the models.

**8 Cotleigh Road is the genuine one.** Rightmove £430,000, Zoopla £427,000, a
£3,000 gap that holds whichever month is used. It is the only address on this
street where Rightmove is genuinely the more optimistic of the two, and the
margin is smaller than all but one of the thirty-seven gaps running the other
way — only number 17, at £1,000, is closer.

## Where the gap is widest

The two extremes have something in common: neither house has sold recently.

**Number 9** is the second-largest house on the street at 129 sqm. Zoopla puts
it at £536,000, Rightmove at £440,000 — a £96,000 spread, or 22 per cent. It
last sold in 2002.

**Number 35** is £447,000 to Zoopla and £395,000 to Rightmove, the lowest
Rightmove figure on the road. It last sold in 1998.

Where a property has not changed hands in decades there is no recent
transaction to anchor either model, and the two drift furthest apart exactly
there. The corollary is that the tightest agreements cluster around the
recently sold houses — number 17, £1,000 apart, sold in 2021.

## They disagree about the houses, not just the prices

Rightmove and Zoopla both publish per-address records for this street, both
built on the same HM Land Registry filings. They do not agree — about what a
house is worth, and about what it physically is.

They disagree about the valuations everywhere: on all thirty-nine addresses
captured from both, set out further down. They also disagree about the
underlying facts. Ten addresses on the RM7 9AH side have had their attributes
compared line by line, and four of them differ on something that matters. Both
pages are linked on every row below, which is the point of the table: the
disagreement is checkable in two clicks.

| Address | Zoopla | Rightmove | Disagreement | Sources |
| --- | --- | --- | --- | --- |
| 10 Cotleigh Road | 82 sqm, three sales to Mar 2025 | 78 sqm, one sale (Aug 2024) | Sale history and floor area | [Rightmove](https://www.rightmove.co.uk/house-prices/details/1f9e260a-fbfa-497e-ba00-8b5384292dab) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368127/) |
| 12 Cotleigh Road | Semi-detached, 82 sqm | Terraced, 71 sqm | Property type and floor area | [Rightmove](https://www.rightmove.co.uk/house-prices/details/3cbd10fb-7c9d-460a-98d9-eb93de9709a5) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368129/) |
| 24 Cotleigh Road | 116 sqm | 128 sqm | Floor area, 10 per cent apart | [Rightmove](https://www.rightmove.co.uk/house-prices/details/18393f54-29aa-499b-b32c-45ce1eade841) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368141/) |
| 8 Cotleigh Road | No floor area | 90 sqm | One source has it, one does not | [Rightmove](https://www.rightmove.co.uk/house-prices/details/a2935164-abd1-4158-af40-a7de710e0247) · [Zoopla](https://www.zoopla.co.uk/property/uprn/100021368125/) |

**Number 10 is the instructive one.** Zoopla records three transactions —
£295,000 in May 2024, £351,000 in August 2024, and £480,000 in March 2025.
Rightmove records only the middle one. Rightmove's estimate for the property is
£420,000, which is £60,000 below a price Zoopla says was paid for it eighteen
months ago. Neither source is obviously wrong: a sale can take months to reach
the register, and a rapid resale at a large uplift is exactly the pattern a
refurbishment produces. But an estimate built without two of three
transactions is answering a different question from one built with them.

**The floor areas matter more than they look.** Number 24 is 116 sqm or 128
sqm depending on who is asked, number 26 is 135 or 151, and number 12 is 71 or
82 — a 15 per cent gap. Price per square foot is a division, so it inherits
that gap whole.

On one address the two agree, and that is the awkward one. **13 Cotleigh Road
is 100 sqm to Zoopla and 98 sqm to Rightmove** — about 1,055 to 1,076 sqft.
The [floor area page](/price-per-sqft) records it as 850 sqft, calls it "the
one address in this dataset with both a recorded floor area and a recent
registered sale", and builds a street-wide £468/sqft benchmark on it. Against
either portal's figure the same £397,500 sale works out at £369–£377/sqft, and
the conclusion that the street sits "at the top of the local range" does not
survive the substitution. The 850 sqft almost certainly comes from an EPC
predating an extension. That page has not been rewritten on the strength of
this — two automated sources agreeing is evidence, not proof, and the EPC is a
measured survey — but the disagreement is large enough that the benchmark
should not be relied on until someone establishes which figure is right.

**Zoopla is the higher of the two on thirty-seven addresses out of
thirty-nine.** That is every address where both providers have been captured.
The gap runs from £1,000 at the narrowest (number 17) to £96,000 at the widest
(number 9), with a median of £19,000 — around 4.4 per cent. Strip out the four
extremes and the remaining thirty-three still average £19,400 in Zoopla's
favour.

Of the two exceptions, only one is real. **26 Cotleigh Road** shows Rightmove
£545,000 against Zoopla £537,000, but £545,000 is Rightmove's July figure,
carried here under the higher-of-the-two-months rule described above;
Rightmove's August figure for the same house is £535,000, *below* Zoopla. That
reversal is an artefact of the capture window, not a disagreement between the
models.

**8 Cotleigh Road is the genuine one.** Rightmove £430,000, Zoopla £427,000 —
a £3,000 gap that holds whichever month is used. It is the only address on
this street where Rightmove is the more optimistic of the two, and the margin
is smaller than all but one of the thirty-seven gaps running the other way. One
reversal in thirty-nine, at nearly the narrowest spread in the set, is what a
consistent bias looks like at its edge rather than evidence against one.

That is not noise. It says the two models are calibrated differently, and that
the gap is a property of the models rather than of any particular house. Which
follows from how they are built: an automated valuation is a statistical guess
trained on different comparables, weighted differently, updated on different
schedules. Neither is a survey and neither has been inside.

Two addresses drive the extremes, and both are ones Rightmove appears to hold
stale. **Number 9** is 129 sqm to Zoopla — the largest house on the street
bar number 26 — and Zoopla puts it at £536,000 against Rightmove's £440,000, a
£96,000 spread on a house neither has visited. **Number 35** is £447,000 to
Zoopla and £395,000 to Rightmove, the lowest Rightmove figure on the road, for
a house that last changed hands in 1998. Where a property has not sold in
decades there is no recent transaction to anchor either model, and the two
drift furthest apart exactly there.

The practical consequence is that quoting a single portal's figure for a
Cotleigh Road house silently picks a side. Quote Zoopla and the street is
worth about three per cent more than if you quote Rightmove. Both numbers are
published here for that reason, and neither is averaged into the other.

**Coverage differs too.** Zoopla lists 6, 14, 18 and 20 Cotleigh Road; those
four do not appear in Rightmove's house-price pages for the street at all.
Zoopla also lists 15, 31, 47 and 52, which the matrix on this page omitted
until Zoopla's records showed they existed — they are in it now, with whatever
each source holds against them.

The same asymmetry shows in the estimates, and it runs strongly one way.
Zoopla will value fifty of these fifty-four addresses; Rightmove
forty-one. Every address Rightmove prices, Zoopla prices too, bar 10 and
33 — so Rightmove's coverage is very nearly a subset of Zoopla's rather than
a different slice of the street. Only 47 and 52 are absent from both.

That asymmetry is worth holding onto when reading any single-source figure for
this road. Eleven of these houses have a Zoopla estimate and no Rightmove
one, and on the thirty-nine where both exist Zoopla is higher on all but two.
A summary built from Zoopla alone covers nearly the whole street and reads
high; one built from Rightmove alone covers three-quarters of it and reads low.

Two of the houses in the table, **14 and 22 Cotleigh Road, were on the market
when these figures were read**, which makes them the only rows where a real
asking price will shortly exist to check the models against.

None of this is a reason to prefer one source. It is a reason not to merge
them into a single number and present the result as settled, which is what the
earlier version of this page did.

## Method

Every figure was read from the provider's own page for that address and
recorded with its capture date, across July and August 2026. Nothing on this
page is indexed forward, averaged, or otherwise calculated by this site. Sale
prices are HM Land Registry Price Paid Data under the Open Government Licence
v3.0; the estimates are each provider's own and are reproduced for comparison.

These are automated model estimates, not formal valuations. Nothing here is
financial advice.

## Related

- [The full valuation matrix](/property-market) — all fifty-four addresses,
  both providers, with a source link on every row.
- [What fifty valuations say about one street](/house-values)
- [Growth since the last sale](/house-price-growth)

## Source

- Canonical URL: https://cotleighroad.com/zoopla-vs-rightmove
- Typed record: https://cotleighroad.com/index.json


---

# The History of Romford Town Centre

*Category: The wider town*
*Topics: romford, history, heritage, urban planning, regeneration*

This page explores the history of Romford, a town in eastern England, from its origins as a river crossing to its current state as a ring-roaded shopping centre. The page is based on a heritage assessment report prepared for the Romford Town Centre Masterplan, which examines the town's morphological changes over time. The report highlights the town's repeated reinvention, including the loss of its Georgian buildings, the development of new suburbs, and the impact of the railway and ring road on its growth. The page also discusses the significance of the New Romford area, which was developed on the site of a former barracks, and the importance of preserving the town's heritage assets.

## Key points

- Romford's history dates back to a river crossing on the road out of London
- The town has undergone repeated reinvention, including the loss of its Georgian buildings
- The New Romford area was developed on the site of a former barracks
- The town's growth was impacted by the railway and ring road
- Preserving the town's heritage assets is important for its identity and character

## Content

Romford is older than almost anything now standing in it. This page traces the
town from a river crossing on the road out of London to the ring-roaded
shopping centre of today, and it does so from one source in particular: the
**History & Heritage Assessment** prepared for the Romford Town Centre
Masterplan by heritage consultant Robert Bevan of Authentic Futures, dated
October 2020 and published by Havering Council as part of the masterplan
evidence base. Page references throughout are to that report.

It is worth reading for one reason above all. Most local history is written
building by building. This report is written *morphologically* — it asks what
shape the town has taken, and why the shape keeps changing. That turns out to
explain rather more about Cotleigh Road than any account of individual houses
would.

## The ford, and the name

The road from London ran north-east through the forest of eastern England and
after some ten miles had to cross a ford in the River Rom. Hence Romford
([p. 6](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=6)). The Roman settlement of Durolitum was once nearby.

The river was broader then, before it was controlled and water extracted, and
the report suggests an at-least-seasonal lagoon may have existed near today's
market place. The first prehistoric settlement is thought to have been at
Marshalls, on higher ground behind today's library and town hall. The crossing
of the river on a gravel terrace some fifty feet above sea level "persisted as
Romford's basic form for centuries" ([p. 6](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=6)).

## Two St Andrews, six hundred years apart

The first building mentioned in the record is **a chapel of St Andrew, dated
1177 and abandoned before 1410**, which stood by the junction of Oldchurch
Road and South Street ([p. 6](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=6)). The nucleus of Romford — or a separate
settlement entirely — may once have been there.

It was the chapel of St Edward that came to dominate. The old St Andrew's
chapel fell into ruin in the late 1300s and was replaced by a new church on
the market, completed in 1410 and dedicated to the Virgin Mary and St Edward
the Confessor.

This matters for reading the modern street names. **The St Andrew's Church
that stands on St Andrew's Road today is not a survival of that medieval
chapel.** It is a Victorian building of 1862, six centuries younger and half a
mile away, and how it came to be there is the part of this history that runs
directly through Cotleigh Road.

## The barracks: where this street comes from

For centuries Romford grew linearly, along what are now London Road, High
Street, Market Place and Main Road, with the wide Market Place as its focus
([p. 43](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=43)). Expansion meant intensification along those four arms — not new
districts.

The first real exception is the one that concerns us:

> The still linear town's first notable expansion was the Napoleonic War-era
> barrack ground off London Road that covered 12 acres towards the later line
> of the railway and which was subsequently developed as New Romford, some 200
> cottages with two or more factories. **The site today is the estate off
> Waterloo Road.** ([p. 11](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=11))

That is the origin of this neighbourhood, stated in one sentence. A Napoleonic
barrack ground of twelve acres, decommissioned, then built over with around
200 cottages and a factory or two, under the name **New Romford**. The estate
off Waterloo Road is the Waterloo Estate — the land along the western boundary
of Cotleigh Road, now being redeveloped.

The barracks appear on the **1805 Ordnance Survey map**, labelled simply
*Barracks*, south-west of the town, at the point where London Road met what is
now Waterloo Road ([pp. 9](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=9)–[10](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=10)). By the 1848 Gotto map there is already
"development on the site of the former barracks to the south west of the
centre" ([p. 12](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=12)).

The industry followed. Among Romford's central industries the report lists
tanneries, candle production, a mineral factory, and **"a comb factory near
the Old Barrack Ground by Waterloo Road"** ([p. 18](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=18)).

And then the church:

> As well as the Roman Catholic church mentioned above, the **Church of St
> Andrew was erected in 1862 on the former barrack ground by Waterloo Road**.
> Non-conformist places of worship also included an Independent Church on
> North Street, the **Baptist Salem church on London Road**. ([p. 20](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=20))

So St Andrew's Church stands on the old barrack ground. The dedication reaches
back to that vanished medieval chapel at Oldchurch, but the building is a
church for a new industrial suburb, put up on demilitarised land for the
people in the 200 cottages.

## What the 1938 map shows

Cotleigh Road itself is not discussed anywhere in the report's text. It is,
however, **drawn and named on the 1938 Ordnance Survey extract** reproduced on
[page 28](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=28), sitting in the grid between Honiton Road and Queen Street, a short
walk from St Andrew's Road and Waterloo Road. By 1938 the street exists,
fully built, in the form it broadly holds today.

The 1873 second-edition OS map on [page 15](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=15) shows the stage before that: the
town expanding, "the area west of Waterloo Road" building up, and — bottom
left of the same sheet — *Cottons*, the land that is now Cottons Park.

## The two listed buildings on our doorstep

Both are Grade II, and both are minutes from Cotleigh Road. The report gives
their list descriptions in full ([p. 51](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=51)).

**Church of St Andrew, St Andrews Road** — 1862 by **John Johnson**, the same
architect who rebuilt the parish church of St Edward. Ragstone, comprising
nave, chancel and south aisle. Windows mostly small and of two lights with
Decorated tracery. A large west window above three small circular windows.
West tower inside the gable with battered plinth and angle buttresses.
**Shingled broach spire**; stone turret with hexagonal cap with ball-flower
ornament. Prominent south porch, ornamental slate roof with decorated red
ridge-tiles, octagonal vestry to the north-east.

**Salem Chapel, London Road** — **1847**, from a date plaque on the building.
A Baptist chapel in stock brick, its principal elevation to London Road three
bays wide and two storeys high. A projecting central bay with stucco quoins
and a wide central doorway with stucco pilasters. Most striking are the
**Egyptian windows** on the upper floor, with hoods on tapering brackets — a
touch of the Egyptian Revival on a Romford back road. The return elevation to
St Andrews Road runs three bays with segmental-headed windows in recessed
panels. **Original cast-iron railings, standards and gates by Wedlake Thompson
of Hornchurch.** A lecture room was added in 1868.

Nearby and locally listed is **The Prince Albert public house on St Andrews
Road**, built as housing in **1842** and described as "a good example of an
early Victorian building, surviving in an area which has seen a large amount
of modern housing development" ([p. 78](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=78)).

## New Romford is treated as a heritage cluster

This is the report's most directly relevant judgement for anyone living here.
Under the heading *Beyond the Town Centre* it identifies the assets that
survive outside the centre proper:

> Chief among these are what remains of the **New Romford** area developed on
> the former barracks site from the early 19th century. These include **St
> Andrews and The Prince Albert** and, on London Road, **The Sun pub, the
> Salem Chapel and the neighbouring row of cottages**. ([p. 81](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=81))

These buildings are not read as isolated survivals but as a group — the
remnant of the barrack-ground suburb. The report returns to them in its
recommendations, arguing for "the reconnection of High Street with what
remains of New Romford", where "a cluster of heritage assets and well designed
buildings on and near London Road such as the Salem Chapel and Sun pub could
be re-integrated with the town centre" ([p. 94](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=94)). It warns in the same breath
that "large-scale proposals in these locations threaten to overwhelm these
assets and their potential group value", and captions a photograph of the
group: "The cluster of assets including St Andrews at New Romford. These
survive amid redevelopment" ([p. 95](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=95)).

That is a heritage consultant, writing for the council, flagging the risk that
development around Cotleigh Road could swamp the very buildings that explain
why the neighbourhood exists.

## The town that kept demolishing itself

The wider story is one of repeated, deliberate reinvention — which is context
worth having before reading any claim that the current regeneration is
unprecedented.

**The railway, 1839.** The Eastern Counties line arrived and was "the tipping
point for rapid change", with Romford's population jumping from **5,317 to
almost 14,000 by 1901**, then to more than 40,000 between the wars ([p. 11](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=11)).
The station's position on South Street pulled the town's growth southward. A
second station opened in 1893; the two were amalgamated in 1934.

**The Victorian market.** The Market Place developed to about 400 by 50
metres, with large areas given to cattle — one of the largest cattle markets
near London. It remained significant until shortly after the Second World War
and finally closed in **1958** ([p. 10](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=10)). From at least the 18th century until
**1933**, a **Market House** stood at the western end, holding a courtroom, a
gaol and the official measures for weighing goods.

**The Georgian erasure.** Bluntly put by the report: "Romford has lost almost
its entire collection of Georgian buildings including many frontages on the
north side of Market Place" ([p. 10](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=10)).

**Between the wars.** Population went from **19,442 in 1921 to 35,918 in
1931** ([p. 26](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=26)). Romford became a municipal borough and its town hall opened in
1937. The **Quadrant Arcade** was built from 1934 in Art Deco, "glitteringly
lit in green and gold neon", and completed in 1935 by demolishing Market Place
buildings including the historic Market House ([p. 27](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=27)). The Havana cinema on
South Street opened in 1936 to a design by the cinema architects Kemp &
Tasker, later becoming the Odeon. Four cinemas were operating in Romford by
1951.

**After the war.** Population rose from **88,000 in 1951 to more than 114,000
a decade later**, and in **1965** Romford was united with Hornchurch Urban
District to form the London Borough of Havering ([p. 30](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=30)). Then came the change
that shaped the town centre you see now: 1960s comprehensive clearance, an
encircling ring road, and "the rebuilding of virtually all the town centre,
emptying out much of the residential population". Laurie Square and Laurie
Hall were demolished for St Edward's Way. The market was closed to through
traffic by **1969**, when it still had some 300 regular stallholders. The
open-air **Liberty Shopping Centre** was begun in 1968 and completed in 1972
with over 100 shops ([p. 31](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=31)).

## Why the shape of the town matters

The report's summary of morphological change ([pp. 43](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=43)–[44](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=44)) is the passage that
best explains the place. Romford's crossroads divided it into **four quarters**
which, for hundreds of years, "remained largely open land". Expansion happened
along the four main routes, or in satellite developments — "such as New
Romford".

Two of those quarters stayed empty remarkably late. The south-western quadrant
was occupied by the brewery, "an impermeable industrial enclave" of 20 acres
and around 1,000 workers by 1970. And "remarkably, the south-eastern quadrant
between Market Place and Western Road remained a green hinterland for
centuries up until the radical redevelopments of the 1960s".

The report is unsentimental about what followed:

> This large-scale reordering of Romford threw a ring of traffic around the
> quadrants and crossroads, severing the outer areas from the town's centre.
> ([p. 43](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=43))

And it names the loss precisely. For most of its existence Romford "had a
medieval appearance with many timber-framed buildings with weatherboard and
gables — very much the pattern of rural Essex". The Victorian age transformed
its face; the interwar period turned it "from a distinct Essex market town
with a still active agricultural hinterland to a Metroland extension of
London"; and the 1960s completed the change, "turning the town centre into a
mono-cultural zone devoted almost exclusively to shopping" ([p. 44](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=44)).

The lack of greenery in central Romford, the report notes, "is only a
phenomenon of recent decades. For many centuries, inner Romford was immensely
green" ([p. 95](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=95)).

## What this means for Cotleigh Road

Four things follow, and they are the reason this page exists.

**The neighbourhood is a satellite, not an extension.** New Romford was built
as a distinct settlement on decommissioned military land, separate from the
linear town. That separateness was later hardened by the ring road, which
"severed the outer areas from the town's centre" — and undoing it is an
explicit aim of the current masterplan.

**The listed buildings nearby are a group, not a scatter.** St Andrew's, Salem
Chapel, the Prince Albert and the Sun are what remains of the barrack-ground
suburb. Their value is partly in being read together, which is precisely what
the report says is at risk.

**Romford has rebuilt itself roughly every two generations.** Barracks to
cottages, market town to railway suburb, suburb to Metroland, Metroland to
ring road and shopping centre. The Waterloo Estate regeneration is the latest
in a long sequence, not a departure from a settled past.

**The green space is not a given.** Cottons Park appears on the 1873 map as
*Cottons*. Central Romford's greenery was lost within living memory, and the
report treats its return as an opportunity rather than a restoration.

## Source

Robert Bevan, *Romford Town Centre: History & Heritage Assessment*, Authentic
Futures, October 2020 — prepared as baseline evidence for the Romford Town
Centre Masterplan SPD and published by the London Borough of Havering
(document 08.2.1). All quotations are its author's words.

**[Read the full report (PDF, 105 pages)](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf)**
on Havering Council's committee-documents site.

Every page reference on this page is a link. Each one opens the council's copy
of the PDF at that page, and hovering it shows the page itself, so a claim can
be checked without leaving the paragraph it appears in.

Those previews are images of the cited pages, held here because council
document portals move and a citation that resolves to nothing is no better than
no citation. They are reproduced under the report's attribution for the narrow
purpose of evidencing what is quoted. The report is © Authentic Futures, its
historic maps and photographs are third-party material — the 1805 Ordnance
Survey extract is credited to Havering Libraries Local Studies — and none of
that imagery is reproduced anywhere else on this site.

Related reading on this site: the [history of Cotleigh Road](/history) itself,
the [Romford Town Centre Masterplan](/romford-masterplan) that this report
underpins, and the [Waterloo Estate regeneration](/waterloo-estate) now
building on the old barrack ground.

## Source

- Canonical URL: https://cotleighroad.com/romford-history
- Typed record: https://cotleighroad.com/index.json


---

# Cottons Park: From Tudor Estate to Public Park

*Category: The wider town*
*Topics: history, romford, parks, green spaces, tudor, war, recreation*

Cottons Park is a green space in Romford with a rich history dating back to the 16th century. The park has been used for various purposes, including as a Tudor gentleman's estate, a wartime allotment, a decontamination centre, a rugby ground, and a skate park. Today, it is a popular recreational space with a playground, outdoor gym, and summer events. The park has held Green Flag status since 2009, recognizing its well-managed public green space.

## Key points

- Cottons Park has a history dating back to the 16th century
- The park was once a Tudor gentleman's estate
- It was used as a wartime allotment and decontamination centre
- The park is now a popular recreational space with a playground and outdoor gym
- It has held Green Flag status since 2009

## Content

Cottons Park is the green space at the end of Cotleigh Road — two minutes'
walk, and the nearest open ground to the street. It is also the only place
nearby where you can stand on land that was a Tudor gentleman's estate, a
wartime allotment, a decontamination centre, a rugby ground and a skate park,
in that order.

This page is the history. For what is in the park now — the playground, the
outdoor gym, the Friends group's summer events — see
[parks and green spaces](/parks-and-recreation).

## The park today, in figures

| | |
| --- | --- |
| Area | 6.43 hectares (about 15.9 acres) |
| Opened as Cottons Park | 1927 |
| Previously | Cottons Recreation Ground, from 1920 |
| Green Flag status | Held since 2009 |
| Entrances | Five: two on London Road, plus Recreation Avenue, Marks Road and Cottons Approach |
| Managed by | London Borough of Havering with the Friends of Cottons Park |

## Nicholas Cotton and the estate that named the park

The park carries the name of the family that held the land in the sixteenth
century. **Nicholas Cotton** occupied a prominent position in Romford and
built Cottons House on the site, and the surrounding land became known as the
Cottons Estate — a name that outlived the house, the family and the estate
itself, and is now attached to a municipal park, a residential approach road
and a bus stop.

The estate's high point is well documented and easy to date, because it can be
fixed against Cotton's own death. **Queen Elizabeth I visited in 1568.**
Nicholas Cotton died two years later, in 1570.

A royal visit is a more substantial claim than it sounds. Elizabeth's
progresses moved a household of hundreds, and hosting one meant lodging,
stabling and feeding them at the owner's expense. Whatever stood here in 1568
was large enough, secure enough and well-enough provisioned to absorb that —
which tells you more about the scale of the place than any surviving
description does.

## The long decline

What happened next is the ordinary fate of a large house whose family stops
being able to afford it. The Cotton fortunes fell away, the house and its
grounds were not maintained, and the land reverted to scrub and rough woodland
over a period long enough that the formal gardens left no trace anyone
recorded.

By the nineteenth century the contrast was stark. Romford was industrialising
hard — the brewery, the barracks, the 1839 railway, and street after street of
terraced housing — while a large tract of overgrown ground sat derelict beside
the main road out of London. The 1873 Ordnance Survey sheet reproduced in
Havering's heritage report still labels it simply *Cottons*.

## 1920: bought against the owners' wishes

After the First World War, councils across Britain were buying open land on
public-health grounds — the "green lungs" argument — for populations living in
dense terraces without gardens. Romford Urban District Council wanted the
Cottons land, which was both derelict and unusually close to the town centre.

The family would not sell. What followed was years of what Havering Libraries
describes as heavy negotiation through the family's solicitors, and the
council is understood to have resorted to a **compulsory purchase order** to
force the sale. In **1920 it acquired 15 acres for £4,500**.

That last detail is worth stating carefully. Havering Libraries records the
purchase and the price as fact; the compulsory purchase is the librarians'
inference from the family's refusal to sell, not a documented order. This page
follows the source in treating it as the likeliest explanation rather than an
established one.

## Laying out the recreation ground

Clearing the site was heavy manual work, and the council put local unemployed
men to it — a common arrangement in the depressed post-war labour market, and
one that got the ground cleared while paying wages into the same households
that would use it.

What opened was a formal interwar recreation ground: a putting green, six
tennis courts hired out to clubs and individuals, pitches for rugby, football
and cricket, a children's playground, and a central path running from the
London Road entrance to a bandstand.

In **1922 a local resident, R. H. Page, donated fifty-three lime trees**,
planted around the perimeter. They are the mature canopy along the edges of
the park today — the single most visible surviving feature of the original
layout, and now more than a century old.

The site was renamed **Cottons Park in 1927**, having been Cottons Recreation
Ground since the purchase.

## The war: allotments, gas and shelters

In 1939 the whole park was turned over to war use, and it took on three jobs
at once.

**Food.** The ground from Recreation Avenue down to the old tennis courts was
ploughed for allotments under *Dig for Victory* — putting a slice of the old
estate back into cultivation for residents of terraced streets who had no
garden to dig.

**Gas defence.** A large building was put up in the park as a
**decontamination centre**, designed to strip, wash and treat civilians after
a chemical attack. The attack never came. The building did, and it outlasted
the war.

**Shelter.** Public air-raid shelters were dug beneath the park for people
whose homes were too small for an Anderson shelter, or who were caught outside
when the sirens went.

## 17 October 1940

At about **11.30pm on 17 October 1940**, a line of bombs fell across this part
of Romford, starting near Allen's car showroom and running across the park to
Recreation Avenue. Three of them landed inside the park.

One fell close to the entrance of the underground public shelter. **There was
no blast wall in front of it**, so the blast travelled straight down the
entrance and into the shelter. Nine people were inside. **Six were killed, four
of them children under ten.**

The absence of a blast wall is the whole of it. That was the one piece of
construction that stood between the people in that shelter and the blast, and
it had not been built.

In **2009 six wooden sculptures were installed in the park**, carved from
Corsican pine, one for each of the civilians killed. They stand as a log circle
and are the park's war memorial.

A note on the victims: local accounts identify the two households the dead came
from. This site does not publish those names, for the reason set out on the
[history of Cotleigh Road](/history) page — naming the dead of a specific
household needs a documented record behind it, such as a Commonwealth War
Graves Commission entry or a civilian war dead register, not a secondary
retelling. If you hold one, it belongs here and will be credited.

## After the war

The council did not demolish the decontamination centre. It was a solid
building and money was short, so it was converted into a **park pavilion and
café** — which is why the park's social building began life as a facility for
treating gas casualties.

From **1947** the park hosted the **Three Towns Show**, run jointly by
Romford, Dagenham and Hornchurch councils and held annually through the late
1940s and 1950s. It ran to vegetable displays — a direct inheritance from the
allotment years — along with honey and apiary classes, poultry and rabbits,
aquaria, handicrafts, a model railway, and band performances at the bandstand.
It drew thousands, and for two decades it made Cottons Park the borough's main
civic gathering ground.

## Thirty years of rugby, 1953–1983

Romford & Gidea Park RFC was founded in **1929**, after two local enthusiasts
advertised in a local paper and held a meeting at the Ship Inn in Gidea Park.
The club moved between grounds — including Raphael's Park from 1949 — before
settling at **Cottons Park in 1953**, where the players built their own
clubhouse. It was at this point that the club added the town's name, becoming
Gidea Park and Romford RFC and then Romford & Gidea Park RFC.

The club grew through the 1960s and 1970s, strengthened by an influx of Welsh
schoolteachers who had moved to the area for work, and at its peak fielded
five senior sides plus junior and mini sections.

That growth is what ended the arrangement. By the early 1980s the club had
outgrown the park, and after a fundraising effort under club president Pat
Ridley it bought a 15-acre site at Crow Lane, moving there in **September
1983** — thirty years at Cottons Park, ended by success rather than decline.

## The boundary that moved

The park's outline is not the one drawn in 1920. In the **1960s** the council
built the Rotunda retirement homes on part of the perimeter, and compensated
for the lost green space by compulsorily purchasing and demolishing a row of
houses on **Marks Road**, adding that land to the park instead.

It left a small oddity that is still there. A surfaced path inside the park
runs to no particular destination and stops: it was the back-garden access for
the Marks Road houses that were pulled down. The path outlived the street it
served.

## The Friends, and Green Flag

The **Friends of Cottons Park** were formed in **2002**, at a point when park
budgets across the country were falling and maintenance was slipping. Working
with Havering Council, the group has drawn in external grant funding for new
fencing and replacement play equipment, and it programmes the park's events as
well as lobbying for its upkeep.

The park has held **Green Flag** status since **2009** — the national standard
for well-managed public green space, judged on horticulture, cleanliness,
safety, conservation and community involvement. It is one of a small number of
Havering parks to hold it.

Alongside the mown pitches, the park keeps a **wildflower meadow and areas of
conservation grassland** on a reduced mowing regime, plus ornamental shrub beds
for pollinators. For a park hemmed in by the ring road, that peripheral
planting is doing most of the ecological work.

## The photographic record

Four photographs are worth seeking out, all held by **Havering Libraries Local
Studies** and reproduced in the
[Romford Recorder's account of the park](https://www.romfordrecorder.co.uk/news/25358766.cottons-park-romford-history-second-world-war/).
They are not reproduced here — see the note on imagery below — but they are
the best surviving visual evidence for several of the sections above.

**Cottons House.** A tall three-storey brick house, plain and steep-gabled,
with a pillared porch and sash windows, photographed through an orchard. This
is the building the park is named after.

**The Three Towns Show, 1950.** A run of large marquees across the park with
bunting strung between poles, and in the foreground a laid-out display garden
labelled for the **Hornchurch Urban District Council parks department** — a
detail that confirms in one frame what the written accounts say about three
councils running the show jointly.

**The flowerbeds, about 1964.** A circular bed of tulips and wallflowers in
red and yellow at a path junction, with the lime avenue behind it and terraced
houses beyond the boundary. Formal bedding on this scale is the clearest
surviving evidence of how the interwar layout was still being maintained forty
years on.

**The paths, about 1964.** A curving asphalt path with men reading on slatted
benches, bedding borders either side, and the pollarded limes running away
towards the houses on the far edge. The trees are the 1922 donation, then
about forty years old.

### A note on imagery

These photographs are third-party material. This site does not reproduce
Havering Libraries Local Studies imagery — the same position it takes on the
historic maps and photographs in the
[Romford heritage report](/romford-history) — because crediting a photograph is
not the same as being licensed to republish it. Linking to where they are
published is. If Havering Libraries licenses them for reuse, they belong on
this page and the credit line is already written.

## What this page does not claim

The research that prompted this page included two further threads that are not
repeated above, because they did not survive checking.

**An Iron Age and Roman origin.** The claim is that excavations at Marks
Lodge, off Cottons Approach, found a boundary ditch running from the late Iron
Age into the Roman period, re-cut until the mid-second century AD, containing
a mid-first-century jar holding the remains of a sheep treated like a
cremation. It is an arresting story and it may well be true, but no
corroborating record could be found — not in the archaeological literature,
and not in any published Havering source. It is left out until someone can
point to the excavation report.

**Medieval feudal dues.** Records survive of what neighbouring Havering
estates owed the Crown: reeds for the King's chamber from Redden Court,
pannage for the royal hogs from Mawneys, a sparrowhawk a year, cash towards
the garrison at Dover. None of it attaches to this land. The obligations are
real; the connection to Cottons Park is not documented.

Both are the sort of detail that makes a local history read well and is
impossible for a reader to check. They are noted here rather than buried, so
that anyone who does hold the evidence knows what would settle it.

## Sources

- **London Borough of Havering**, [Cottons Park](https://www.havering.gov.uk/parks-1/cottons-park) — area, facilities, entrances, wartime use, the 1922 lime donation, and the conversion of the decontamination centre.
- **Romford Recorder**, [Cottons Park, Romford history during Second World War](https://www.romfordrecorder.co.uk/news/25358766.cottons-park-romford-history-second-world-war/) — the Cotton family and the 1568 royal visit, the 1920 purchase, the 1940 bombing and the memorial, drawing on Havering Libraries Local Studies.
- **London Gardens Trust**, [Cottons Park inventory record](https://londongardenstrust.org/conservation/inventory/site-record/?ID=HVG011) — acquisition from the Cotton family by Romford UDC and the original layout.
- **Romford & Gidea Park RFC**, [Our History](https://www.romfordrugby.co.uk/a/our-history-17112.html) — the club's founding, its years at Cottons Park and the move to Crow Lane.
- **Green Flag Award**, [Cottons Park](https://www.greenflagaward.org/park-summary/?park=850) — current award status.

Dates and figures on this page were checked against these sources rather than
taken from a single retelling. Where they disagreed, the more specific and
better-attributed version is the one used, and where a claim could not be
corroborated at all it is in the section above rather than in the narrative.

Related reading: the [history of Cotleigh Road](/history), the
[history of Romford town centre](/romford-history), and
[parks and green spaces](/parks-and-recreation) for the park as it is used
today.

## Source

- Canonical URL: https://cotleighroad.com/cottons-park-history
- Typed record: https://cotleighroad.com/index.json


---

# LGBT+ Romford: A Short and Recent History

*Category: The wider town*
*Topics: lgbt+, romford, havering, pride, kaleidoscope, film festival*

This page documents the recent and recorded history of Romford's LGBT+ community, including the first Pride event in 2018, the founding of Kaleidoscope in 2022, and the East London LGBTQ+ Film Festival. The page highlights the lack of documented history before 2018 and the efforts to build a community and create a visible presence in the town. It also mentions the importance of libraries and other public spaces in providing a safe and welcoming environment for LGBT+ individuals.

## Key points

- First Romford Pride event held in 2018
- Kaleidoscope founded in 2022 as Havering's only dedicated LGBTQ+ organisation
- East London LGBTQ+ Film Festival established
- Pride events have been held annually since 2018
- Kaleidoscope extends its services to adults aged 25 and over in 2026

## Content

Romford's LGBT+ history, as a documented public thing, is about eight years
old. That is not because there were no LGBT+ people in Romford before 2018.
It is because almost nothing about their lives here was written down, and a
page that pretended otherwise would be inventing a past to make a better
story.

What can be documented is recent, specific and unusually well recorded: a
first Pride in 2018, a march down the town's main shopping street in 2022, a
festival on the market that has held a royal charter since 1247, and a charity
founded in 2022 that now runs a film festival and a town-wide campaign. This
page covers that.

## The record before 2018

The honest position is that this site has found no documented history of
LGBT+ venues, meeting places or organisations in Romford before the twenty-
first century.

That is a statement about the surviving record, not about the people. Britain's
documented queer geography is heavily concentrated in central London and a few
coastal towns — the places with the density and anonymity that made
semi-public gathering possible, and the historians who later went looking. An
outer market town of Romford's size has no equivalent literature. Historic
England's national survey of places connected to LGBTQ+ history includes
nothing in Havering.

So the modern picture is better described as something built than something
uncovered. If a record does exist — a venue, a group, a newsletter, a
photograph — it is not in the published sources, and it would be worth having.

## 2018: the first Romford Pride

**The first Romford Pride was held in the town centre on 28 July 2018.**
Hundreds attended. It was the first large-scale public LGBT+ event in the
borough's history.

The organisers used it to collect something as well as to celebrate. Attendees
were asked to submit **"My Wishes"** — proposals for improving LGBT+ provision
in Havering, which the organisers intended to act on the following year. A
first Pride that doubles as a consultation exercise tells you what the starting
position was: not a community with existing infrastructure celebrating itself,
but one finding out how many people were there and what they needed.

## 2022: down South Street

Romford Pride returned on **30 July 2022**, and it moved. Rather than a
stationary event, there was a **parade down South Street**, the town's main
commercial artery, which took about forty-five minutes to pass. It included
residents, emergency services, charities and local businesses.

The year matters: 1972 saw the UK's first Pride rally in London, so 2022 was
the fiftieth anniversary, marked across the capital that summer.

Routing a parade through the middle of a suburban shopping street is a
different proposition from holding a festival in a park. It is not optional to
notice, and it takes place among people who did not choose to attend. Romford
Pride was in South Street again on **9 September 2023**.

## 2025: on the market

In **2025 Romford Pride moved to Romford Market**, on Saturday **28 June**,
from noon to 4pm, hosted by Kaleidoscope.

Romford Market has operated under a charter granted by Henry III in **1247**.
It is the oldest continuously functioning thing in the town and the anchor of
its identity. Putting Pride on it is a deliberate piece of staging: the
juxtaposition is the point, and it places the event inside the town's history
rather than alongside it.

Pride has run in Romford every year since, with Kaleidoscope taking it into a
third consecutive year in 2026.

## Kaleidoscope

**Kaleidoscope is Havering's only dedicated LGBTQ+ organisation.** It was
founded in **2022** by **Carrie Kendall and Natalie Keeling**, and it is a
registered charity based in Romford.

It began as a free monthly social club for LGBTQ+ people aged **17 to 24**,
meeting in ordinary places — [the Mercury Mall](/shopping-and-amenities), the
Lumiere cinema — rather than a dedicated venue, which is a choice as much as a
constraint: a group that meets in the shopping centre is visible in a way one
behind its own door is not. That model matters in a suburb. Queer teenagers in
outer London cannot casually reach Soho, and a monthly meet-up within walking
distance of home does work that a scene twelve miles away does not.

In **2026 it extended to adults aged 25 and over**, funded by Havering
Council's **Community Chest**. The organisation states that it welcomes people
of all races, faiths, abilities, sexualities and genders, including straight
and cisgender allies.

Its programming runs well past support groups: storytelling and writing
workshops, zine design, drag karaoke, and group bouldering sessions at a local
climbing centre — putting a queer group into a mainstream leisure space rather
than a separate one.

## The East London LGBTQ+ Film Festival

Kaleidoscope also runs the **East London LGBTQ+ Film Festival**, held at the
**Lumiere Cinema** in Romford — a community co-operative cinema.

The **third** festival ran over **8–9 November 2025**, with features, shorts
and documentaries programmed into two-hour sessions from 11am to 10pm, each
named for a stripe of the rainbow — Red, Orange, Yellow, Green, Blue, Indigo —
and followed by Q&As with film-makers and performers.

A recurring festival is a different order of thing from an annual Pride. It
implies a programming calendar, submissions, and an audience that will travel.
Romford has one.

## Scope Out

**Scope Out** is Kaleidoscope's five-month project for the over-25s, funded by
the Community Chest and running from early 2026.

Its output is physical: a set of **LGBTQ+ Pride stickers, designed by the
community itself**, to be displayed in shop windows around Romford, with **FAQ
pamphlets produced for local businesses** alongside them. Monthly meet-ups run
in the lead-up to producing them.

The design is the interesting part. Rather than a charity handing out its own
branding, the people the stickers are meant to reassure designed them over
five months. A sticker in a window is a small thing; a sticker a community
made for itself, in a shop that agreed to display it, is a piece of local
infrastructure.

## Havering Libraries

Romford Library — which also holds the borough's local studies and family
history collections — programmes LGBT+ History Month each February, with book
displays built around the national campaign themes, author events and talks.

Libraries are worth singling out because of what they are: free, municipal,
open to anyone, and not a venue anybody has to identify themselves to enter.
For a reader in Romford who is not out, the library is a materially different
proposition from a club night.

## Timeline

| Year | What happened |
| --- | --- |
| 2018 | First Romford Pride, town centre, 28 July |
| 2022 | Kaleidoscope founded; Pride parade down South Street, 30 July |
| 2023 | Pride in South Street, 9 September; first East London LGBTQ+ Film Festival |
| 2025 | Pride at Romford Market, 28 June; third film festival, 8–9 November |
| 2026 | Kaleidoscope extends to over-25s; Scope Out sticker campaign; Pride returns for a third consecutive year |

## What this page does not claim

Three things in the research behind this page were dropped, and one is worth
naming specifically because it is the kind of error that is easy to repeat.

**A police recollection that is not about Romford.** A widely quoted
reflection by the Metropolitan Police's Matt Jukes describes LGBT+ pubs and
clubs "hidden in industrial side streets" in the 1990s, and working alongside
a trans police officer in the mid-1990s. It is a genuine quotation, and it is
about **the east end of Sheffield**, where he began policing — not Romford, and
not outer London. It has been used elsewhere as though it described Havering.
It does not, and it is not evidence about this town.

**The "Wishing Tree".** An account of the 2018 Pride describes an interactive
"Wishing Tree" installation, later exhibited at Romford Library during LGBT
History Month in 2019. The contemporary reporting describes the "My Wishes"
submissions above; the tree and the library exhibition could not be
corroborated, so they are not stated as fact here.

**Anti-microaggression training.** Scope Out's pamphlets have been described
as covering microaggression reduction and hate-crime reporting protocols. The
sourced description is of FAQ pamphlets for businesses. The stronger version
may be accurate, but it is not what the record says.

## Sources

- **Romford Recorder**, [Hundreds gather to celebrate the first Romford Pride](https://romfordrecorder.co.uk/news/hundreds-gather-to-celebrate-the-first-ever-romford-pride-1-5629824) — the 2018 event and the "My Wishes" submissions.
- **Romford Recorder**, [Pride Month: 'Continued fight for equality' 50 years after first UK rally](https://www.romfordrecorder.co.uk/news/20708129.pride-month-continued-fight-equality-50-years-first-uk-rally/) — the 2022 South Street parade and the fiftieth anniversary.
- **Romford Recorder**, [Romford Pride 2025 to take place at Romford Market](https://www.romfordrecorder.co.uk/news/25210057.romford-pride-2025-take-place-romford-market/) — the move to the market.
- **Kaleidoscope**, [kaleidoscoperomford.com](https://www.kaleidoscoperomford.com/) — the charity's founding, age ranges and programme.
- **The Havering Daily**, [Scope Out: Bringing Queer Creativity and Pride to Romford](https://thehaveringdaily.co.uk/2026/01/16/scope-out-bringing-queer-creativity-and-pride-to-romford/) — the sticker campaign, its funding and its scope.
- **East London LGBTQ+ Film Festival** — [festival background](https://en.wikipedia.org/wiki/East_London_LGBTQ%2B_Film_Festival) and Kaleidoscope's own listings for the November 2025 programme.
- **Historic England**, [40 places connected to LGBTQ+ history](https://historicengland.org.uk/whats-new/features/lgbtq-history-of-40-places/) — the national survey, cited above for what it does *not* contain.

Dates and names here were checked against these sources rather than taken from
a single account. Where a claim could not be corroborated it is in the section
above rather than in the narrative.

Related reading: the [history of Romford town centre](/romford-history),
including the market that Pride now uses, and
[Cottons Park](/cottons-park-history).

## Source

- Canonical URL: https://cotleighroad.com/romford-lgbt-history
- Typed record: https://cotleighroad.com/index.json


---

# Floor Areas and Price per Square Foot (RM7 9AS)

*Category: Prices and valuations*
*Topics: property valuation, house prices, cotleigh road, rm7 9as, epc data*

This page provides estimated house values for Cotleigh Road, RM7 9AS, by multiplying each house's EPC-recorded floor area by a local price-per-square-foot benchmark. The method is used alongside a valuation matrix that indexes actual sale prices forward. The estimates are based on data from PropertyData and are intended as a cross-check, not a valuation. The page covers only houses with EPC floor area data on record and is limited to the RM7 9AS postcode sector.

## Key points

- Estimated house values based on floor area and local price-per-square-foot benchmark
- Method used alongside valuation matrix that indexes actual sale prices forward
- Limited to RM7 9AS postcode sector and houses with EPC floor area data
- Estimates are arithmetic, not valuations, and not intended as financial advice
- Local benchmark for houses near RM7 9AS is roughly £432-£468 per square foot

## Content

This page applies a second, independent valuation method to Cotleigh Road:
multiplying each house's EPC-recorded floor area by a local price-per-square-foot
benchmark. It uses data from
[PropertyData](https://propertydata.co.uk).

It sits alongside the [valuation matrix](/property-market), which values the
same houses by indexing their actual sale prices forward. Both are published
here as references; they answer slightly different questions.

## Read this page against the correlation on /house-values

**This method does not work well on this street, and the evidence against it is
published on this site.**

[What fifty valuations say about one street](/house-values) tests floor area
against the providers' own estimates for the 47 houses where both are known.
Across the whole range the correlation looks strong — r = 0.78, about
£1,360 per square metre. But four houses of 111 sqm or more carry the entire
relationship. Remove them and look at the 43 houses between 72 and 102 sqm,
which is nearly the whole street, and **the correlation collapses to r = 0.107
at £207 per square metre**. Ten extra square metres moves the estimate by about
£2,000 — less than the rounding on most of these figures.

If floor area barely predicts value across the ordinary stock, then a valuation
built by multiplying floor area by a rate is mostly restating the floor area.
That is what the table below does.

It is kept, rather than deleted, for two reasons. It is the method the whole
industry uses, so it is worth seeing what it produces here; and where a house
*is* unusually large or small, the size signal is real — it is the middle of
the distribution where it fails. Treat what follows as a cross-check on the
[per-address estimates](/property-market), not as a valuation, and treat any
£/sqft figure quoted for a Cotleigh Road house — including by anyone else —
with the same caution.

## The benchmark

The local benchmark for houses near RM7 9AS is roughly **£432–£468 per square
foot**, taken from average sold price per square foot in recent transactions,
with semi-detached houses typically at the upper end.

The estimates below use **£450/sqft** as a central figure — above the £432 area
average, on the basis that it better reflects the typical Cotleigh Road house
type.

## Scope

This covers **RM7 9AS only**. Cotleigh Road also spans RM7 9AH and RM7 9AE, so
this is one postcode sector of the street, not the whole road.

It also covers only those houses with EPC floor area data on record. Houses
without an EPC inspection do not appear, so despite the intent this is not a
complete list of every house in the sector.

## Estimated values by floor area

| No. | Floor area (sqft) | Estimated value at £450/sqft |
| --- | --- | --- |
| 11 | 926 | £416,700 |
| 13 | 850 | £382,500 |
| 17 | 775 | £348,750 |
| 19 | 732 | £329,400 |
| 23 | 743 | £334,350 |
| 25 | 818 | £368,100 |
| 26 | 1,324 | £595,800 |
| 28 | 786 | £353,700 |
| 29 | 840 | £378,000 |
| 30 | 732 | £329,400 |
| 31 | 732 | £329,400 |
| 33 | 732 | £329,400 |
| 34 | 700 | £315,000 |
| 36 | 753 | £338,850 |
| 37 | 753 | £338,850 |
| 40 | 958 | £431,100 |
| 41 | 936 | £421,200 |
| 42 | 743 | £334,350 |
| 43 | 721 | £324,450 |
| 44 | 743 | £334,350 |
| 45 | 743 | £334,350 |
| 46 | 710 | £319,500 |
| 49 | 818 | £368,100 |
| 50 | 797–818 | ~£366,750 |
| 51 | 732 | £329,400 |
| 54 | 786 | £353,700 |
| 58 | 872 | £392,400 |
| 60 | 764 | £343,800 |
| 64 | 721–1,141 | £324,450–£513,450 |
| 66 | 721–732 | £324,450–£329,400 |

Nos. 64 and 66 carry multiple EPC entries — in the case of No. 64, an older
record and a more recent one following an extension, which is why its range is
so wide.

## The benchmark sale

**13 Cotleigh Road** sold in **July 2025 for £397,500**. At 850 sqft that works
out at **£468/sqft** — at the top of the local range, which indicates the street
is well valued against its neighbours.

It is the one address in this dataset with both a recorded floor area and a
recent registered sale, which makes it the anchor point for everything else
here. Sold prices for the wider street are in the
[valuation matrix](/property-market).

## Area price growth

| Period | Average price | Annual growth |
| --- | --- | --- |
| Aug 2020 | £331,769 | — |
| Aug 2022 | £389,360 | +7.6% |
| Aug 2024 | £405,561 | +0.8% |
| Aug 2025 | £414,376 | +2.2% |

A house that sold for £331,769 in 2020 would on this basis be worth roughly
£414,000 today — a gain of about **£82,000, or 25 per cent, over five years**.

## Factors supporting prices

- **Proximity to Romford Station.** Elizabeth Line access has meaningfully
  lifted values across RM7, improving links to central London and Heathrow.
- **Local schools.** Romford has several well-regarded primaries and
  secondaries, and proximity to rated schools commands a premium.
- **Freehold stock.** Cotleigh Road houses are freehold, which is more
  attractive to buyers and supports values against leasehold alternatives.
- **Period housing appeal.** Pre-1914 to inter-war semis and terraces with
  larger-than-average plots — No. 26 at 1,324 sqft being the standout — hold
  strong demand.
- **Commuter-belt positioning.** RM7 continues to draw buyers priced out of
  inner East London E-postcodes.
- **Steady growth.** Consistent appreciation since 2020 with low volatility,
  which suggests a resilient, owner-occupier-dominated market.

## How this compares with the valuation matrix

This site hosts more than one view of Cotleigh Road values, because more than
one credible method exists. They are published side by side rather than merged.

The [valuation matrix](/property-market) indexes each property's **actual last
sold price** forward using the House Price Index, so it carries whatever that
transaction reflected — condition, extensions, plot size, presentation. This
page multiplies **floor area by a single street-wide rate**, which is a cleaner
like-for-like comparison of space but is blind to everything else.

Because of that, the £/sqft figures sit lower for most addresses that appear in
both, typically by around £50,000. The one address with both a floor area and a
recent registered sale points to the higher end: **No. 13 sold for £397,500 in
July 2025, which is £468/sqft** against the £450/sqft used here. On that
evidence the estimates on this page run roughly 4 per cent conservative.

Which view is more useful depends on the question. For a buyer comparing space
per pound across the street, £/sqft is the sharper tool. For a seller or an
investor pricing a specific house, the transaction-indexed matrix carries more
of the detail that sets one house apart from its neighbour.

Two scope notes. This page covers **RM7 9AS only**, and only houses with an EPC
on record — No. 31 appears here and not in the matrix, while 23 matrix
addresses do not appear here. And No. 54's recorded 786 sqft sits oddly against
the four-bedroom house the matrix describes, so its figure here is best treated
as indicative.

## Caveats

Floor areas come from EPC records, using the most recent inspection where an
address has more than one. EPC floor areas are measured for energy assessment,
not valuation, and are not always accurate. Estimates on this page are
arithmetic, not valuations, and none of this is financial advice.

## Related

- [What fifty valuations say about one street](/house-values) — the correlation
  analysis that finds this method wanting, and the reason to read this page
  sceptically
- [The valuation matrix](/property-market) — per-address estimates from the
  providers themselves, rather than derived from floor area
- [Growth since the last sale](/house-price-growth) — the same houses measured
  a third way
- [Sources](/sources) — where the floor areas and sale prices come from

## Source

- Canonical URL: https://cotleighroad.com/price-per-sqft
- Typed record: https://cotleighroad.com/index.json


---

# The Romford Town Centre Masterplan

*Category: The wider town*
*Topics: urban planning, regeneration, transportation, environmental sustainability, historic preservation*

The Romford Town Centre Masterplan is a Supplementary Planning Document that aims to guide the growth and development of Romford, a designated Opportunity Area and Housing Zone within the London Plan. The masterplan proposes various initiatives, including the creation of a new western station entrance, the transformation of the Ring Road into an Urban Boulevard, and the daylighting of the River Rom. The plan also focuses on preserving historic assets, introducing a finer urban grain, and promoting sustainable development. The masterplan has been adopted by the Havering Cabinet and is designed to influence private landowner developments and leverage financial contributions toward public realm improvements.

## Key points

- 10,900-12,000 new homes planned by 2041
- Station Gateway project to maximize Elizabeth Line utility
- Transformation of Ring Road into an Urban Boulevard
- Daylighting of the River Rom and creation of a linear ecological park
- Protection of historic urban grain and introduction of finer urban grain

## Content

Romford is formally designated as an **Opportunity Area** and a **Housing Zone**
within the London Plan. To realise the growth targets attached to those
designations, the London Borough of Havering developed the Romford Town Centre
Masterplan.

After community engagement running from 2019 to late 2024 and a formal
consultation phase involving statutory bodies, major landowners and residents,
the Havering Cabinet approved adoption of the Masterplan as a **Supplementary
Planning Document on [12 March 2025](https://www.havering.gov.uk/downloads/file/6970/romford-masterplan-adoption-statement)**, taking effect
immediately on adoption.

The SPD is a binding strategic policy document, designed to influence private
landowner developments and leverage financial contributions toward public realm
improvements. It identifies capacity for **10,900–12,000 new homes** on a
trajectory extending to **2041**.

An earlier version of this page also carried a figure of "up to 2,500 new
jobs". It has been removed: the number could not be traced to the SPD, the
accompanying environmental report, the Cabinet report or the adoption
statement. The employment figures that *are* sourceable are the GLA's, and they
are an order of magnitude lower — **500 jobs** for the Romford Opportunity Area
in the London Plan 2021, raised to **700** in the 2021 London Employment Sites
Database. Where this site cannot find a source for a number, it removes the
number.

## Transport and the Station Gateway

A central pillar is maximising the utility of the Elizabeth Line through the
"Station Gateway" project, which identifies the area around Romford Station as
a primary locus for high-density residential and employment development.

Most consequentially for Cotleigh Road, the SPD proposes a **new formalised
western station entrance on Exchange Street**, developed with Network Rail. It
is designed to relieve pressure on the primary southern entrance while drawing
footfall westward toward the Waterloo Estate — compressing pedestrian transit
times for Cotleigh Road residents and pulling the street deeper into the
premium commuter footprint.

### Recharacterising the Ring Road

The Masterplan also addresses the severance caused by Romford's vehicular
infrastructure. The four-lane Ring Road has historically acted as a concrete
barrier isolating the town centre from its residential hinterlands. Using
funding from Transport for London's Liveable Neighbourhoods Programme, the SPD
directs its transformation into an **"Urban Boulevard"**: removing pedestrian
underpasses and guardrails, replacing them with at-grade street-level crossings
surrounded by extensive planting and active travel corridors.

Softening that boundary collapses the perceived distance between Cotleigh Road
and the commercial core of Romford.

### Parking

Alongside this, controlled parking zones — including the **ROST zone**, which
encompasses Cotleigh Road and adjacent streets — have been introduced as part of
a rationalised town centre parking approach. All-day visitor permits are priced
at £39 for ten visits, protecting residential parking utility from commuter
overspill while preserving flexibility for occupants.

## Heritage and urban grain

The Masterplan distinguishes carefully between preserving historic assets and
modernising commercial zones. It explicitly mandates protection of the
**"historic urban grain"** — narrow building frontages and intricate alleyways —
in the Market Place, South Street and North Street.

Conversely, for the mid-twentieth-century retail complexes (the Brewery,
Liberty and Mercury shopping centres), which the Masterplan notes did not
replace any historically significant urban grain, policy recommends introducing
a new **"finer urban grain"**: evolving enclosed big-box retail into networks of
open, publicly accessible streets with high-density housing stacked above
flexible retail and commercial workspace. The intent is to shift the local
economy away from traditional office space toward flexible studios, attracting
creative industries displaced from central London.

## The Blue Strategy: daylighting the River Rom

The most transformative element is the environmental infrastructure agenda
concerning the **River Rom**. Over the past century vast sections of the river
were buried in subterranean concrete culverts to maximise surface area for
retail parking and commercial development. The Masterplan mandates systematic
**deculverting** — daylighting the hidden waterways back to the surface.

The flagship project is **Brewery Gardens**, a 1.1-hectare linear ecological
park carved through the town centre. This requires heavy engineering to open the
culverts, followed by soft landscaping of the riverbanks, marginal aquatic
planting and new pedestrian bridges giving public access to the water.

The rationale extends beyond aesthetics. The renaturalised river functions as a
large nature-based Sustainable Drainage System, materially improving the
borough's resilience against severe flood events. Consultation feedback noted
that deculverting poses significant viability and funding challenges for
developers; the Masterplan's position is that the long-term value added to the
local environment, public health and real estate economy surpasses immediate
point-in-time cost calculations.

Proximity to parks and waterways is often cited as a driver of value, though
this site has not tested that on Cotleigh Road and does not assert it. What can
be said plainly is that a daylighted river and a linear park within walking
distance would be a material change to the surroundings, and that the scheme is
at masterplan stage — identified, not funded, and not consented.

## Related on this site

- [The Waterloo Estate regeneration](/waterloo-estate) — the one scheme in this
  masterplan already approved and building, on Cotleigh Road's boundary
- [The history of Romford town centre](/romford-history) — the heritage
  assessment prepared as evidence for this masterplan, read in full
- [Nearby streets](/nearby-streets-and-regeneration) — the ring road and the
  streets between here and the town centre
- [Sources](/sources) — the SPD, its adoption statement and the supporting
  reports
- [How Romford responded to it](/romford-masterplan-response) — the
  consultation figures, and why the River Rom was the popular part

## Source

- Canonical URL: https://cotleighroad.com/romford-masterplan
- Typed record: https://cotleighroad.com/index.json


---

# How Romford Responded to the Masterplan

*Category: The wider town*
*Topics: romford, masterplan, river rom, consultation, urban planning, regeneration*

The Romford Town Centre Masterplan consultation received 724 responses, with 73% of participants supporting the plan. The most popular proposal was to open up the River Rom, which was mentioned 176 times. However, some residents and landowners raised concerns about the plan, including the height of buildings and the viability of the river project. The council has adopted the plan, but the implementation of the river project is still uncertain.

## Key points

- 73% of consultation respondents supported the Romford Town Centre Masterplan
- Opening up the River Rom was the most popular proposal, mentioned 176 times
- Some residents and landowners raised concerns about building heights and viability
- The council has adopted the plan, but implementation of the river project is uncertain
- The river project is dependent on the redevelopment of two large commercial sites

## Content

A masterplan is a document about buildings, and consultations on them usually
produce a familiar shape of response: broad agreement in principle, sharp
disagreement about height. Romford's did that too. But it also produced
something less common — a proposal that people actively wanted, repeatedly,
without being asked to choose it.

That proposal was **opening up the River Rom**.

This page is about the response rather than the plan. For the plan itself —
the housing numbers, the ring road, Brewery Gardens — see
[the Romford Town Centre Masterplan](/romford-masterplan).

## How the consultation ran

| Stage | When | Outcome |
| --- | --- | --- |
| First masterplan proposed | 2017 | Superseded by the refresh |
| Community engagement | 2019 – 2024 | Fed into the refreshed draft |
| Refresh consultation | 8 April – 3 May 2024 | 724 participants; 73% support |
| Draft approved for consultation | 18 September 2024 | Cabinet |
| Statutory consultation | 30 September – 11 November 2024 | Statutory bodies, landowners, residents |
| Adopted as an SPD | 12 March 2025 | Cabinet; effective immediately |

The council's own engagement summary reports reaching **724 people** and
collecting **665 pieces of feedback** over those four weeks, through five
pop-ups, five workshops with children and young people, a stakeholder
workshop and an online survey.

The widely reported "73 per cent" is the top two bands of a five-point scale:

| Response | Share |
| --- | --- |
| Strongly agree | 27% |
| Somewhat agree | 46% |
| Neither agree nor disagree | 14% |
| Somewhat disagree | 8% |
| Strongly disagree | 5% |

So 73 per cent either strongly or somewhat agreed with the ideas in the
masterplan, and **13 per cent disagreed**. Enthusiasm and acquiescence are not
separated by that question, and the largest single band is the soft one.

### Online and in person gave different answers

The summary splits the sentiment by how it was collected, and the gap is
large:

| Response | Online | In person |
| --- | --- | --- |
| Strongly agree | 27% | 28% |
| Somewhat agree | 29% | 53.5% |
| Neither agree nor disagree | 18% | 11.5% |
| Somewhat disagree | 15% | 5% |
| Strongly disagree | 11% | 2% |

Agreement runs at **56 per cent online against 81.5 per cent in person**, and
outright disagreement at 26 per cent against 7. The council's reading is that
"when the Masterplan was talked through and explained to people there was
increased understanding and support".

That is a fair reading, and it is not the only one. People who seek out an
online planning survey are a self-selecting group and often the ones with a
grievance; people approached at a pop-up are a softer audience being guided
through the material by its authors. Both effects are real, and neither number
is the true one on its own.

## What people actually liked

The engagement summary counts how often each idea came up. The four that
dominated:

| Idea | Times raised |
| --- | --- |
| Market | 266 |
| Public realm and green spaces | 253 |
| **Opening up the River Rom** | **176** |
| Cleanliness and safety (antisocial behaviour) | 169 |

A second tier followed well behind: Ring Road improvement (71), night-time
activity (69), a wider mix of uses (61), walking and cycling (57) and the
station (55).

Two things are worth drawing out of that table. The fourth item — antisocial
behaviour — is not a masterplan proposal at all; the summary notes it is
"not directly referenced or addressed within the Masterplan" and that people
raised it anyway. And the third is a river.

Residents asked to respond to a document about 10,900 to 12,000 new homes
raised **digging up a buried river 176 times**, more often than the ring road,
the station, the night-time economy and cycling combined. The summary records
it as "highlighting the River Rom as a unique feature for the town centre and
creating active green space around it".

What they actually wrote:

> Unculverting the river Rom is visionary and will do so much to improve the
> town centre.

> There is little green space in St Alban's ward generally so opening up this
> section of the river Rom as a park would be a very welcome improvement.

> The River Rom spaces look enticing, safer green spaces and restaurant spill
> out.

One further thread connects the river to the town's worst pinch point: several
respondents saw a new station entrance "connected to the opening up of the
Rom" as a way to relieve pressure on an already overcrowded station.

## Why the Rom, and why it matters here

Romford is named after the river. The town began as a ford on the road out of
London where it crossed the Rom, and the heritage assessment prepared as
evidence for this masterplan opens with exactly that: the crossing, the gravel
terrace, and a river that was "broader before it was controlled and water
extracted" ([p. 6](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=6)).

Over the twentieth century most of that river disappeared under the town.
Sections were culverted to free up surface for retail, parking and the
brewery; one length now runs beneath the Brewery shopping centre. A town named
for a river crossing ended up with no river you can see.

The heritage assessment gives the proposal its own section — **5.9 Revealing
the River Rom** — and states the case plainly:

> Open up the River Rom has been a long-standing local ambition and would
> re-establish the centrality of the river to Romford's history. It could also
> be part of a new blue-green infrastructure and perhaps relate to a SUDS
> strategy so that the initiative is purposeful rather than simply decorative
> ([p. 98](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=98)).

Two things in that are worth pulling out. **"Long-standing local ambition"**
means the enthusiasm in the 2024 consultation was not created by the
consultation — the council's own heritage consultant recorded it as
pre-existing in 2020. And **"purposeful rather than simply decorative"** is the
report pre-emptively arguing against a version of the scheme that is only a
water feature.

## What the report says it would take

The same section is notably unromantic about delivery
([p. 99](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=99)). It notes that daylighting has been done
elsewhere — the **River Roch in Rochdale town centre** is the worked example —
and then lists what Romford would need to establish first:

- **How much flow is left.** A century of water extraction has reduced it, and
  the report calls for a dedicated study of a sufficient length of the river.
- **Flood management.** An open channel through a town centre changes how water
  behaves in a storm.
- **Sewage connections, authorised and otherwise.** This is the detail that
  makes the scale concrete: in north London, where there is a comparable
  ambition to daylight part of the **Moselle**, unauthorised connections on the
  upstream stretch have been reduced "from around 100 to a handful — and soon
  to be zero".

The report also sketches the route that has since become the scheme: a
**riverside path from Bridge Close, under the viaduct and across the brewery
site to the High Street**, while noting it is "unlikely that this could be
achieved without demolitions", which should not damage the town centre's
surviving heritage assets.

The same daylighting logic turns up elsewhere in the report, which suggests
one of the covered market arcades "could be unroofed — akin to the
'daylighting' of the River Rom" ([p. 86](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf#page=86)).

## What people objected to

The support was not uniform, and the objections were concentrated rather than
diffuse. From the refresh consultation onward the recurring concerns were
**building heights**, **heritage loss**, **parking**, and a want of
**short-term improvements** — things that would change the town before 2041.

The height objections became specific and local. Residents around **Como
Street** and **Linden Way** objected to the scale of blocks approved near
them, several reporting a loss of privacy in back gardens now overlooked. The
broader complaint, repeated in local reporting, was that Romford had already
lost its historic character and that more towers would finish the job. Havering
Conservatives publicly urged residents to reject the plan.

The Cabinet adopted it anyway, on 12 March 2025.

### Not everyone wanted the river opened

The Rom was the most popular proposal, not a unanimous one, and the objections
to it in the formal consultation are more interesting than a simple count
suggests. They are not about cost. They are about what an open watercourse in
a town centre attracts:

> Do the proposers not remember the fountain in the centre of the shopping
> centre and how youths eventually necessitated its removal? My concern is
> that the River Rom might be a target for anti-social behaviour once again if
> more of it is exposed.

> Objectives 7 and 9 are a concern as I believe deculverting the River Rom
> might increase anti-social behaviour and might become a risk to young
> children.

Another respondent raised maintenance: "parks need looking after and is this a
cost the Council can afford?"

Those are the same residents who put antisocial behaviour fourth on the list
of things they wanted addressed. The enthusiasm for the river and the anxiety
about the river come from one population, not two.

## The objection that matters most

The response that could actually stop the river being opened did not come from
a resident. It came from a landowner interest in the formal consultation, and
it argues that the masterplan's own controls make the river undeliverable.

The masterplan's key move is unambiguous — the Rom "will be deculverted and
partially renaturalised through the town centre to create an ecological linear
park" — and its Brewery site guidance requires that development "take full
advantage of the Rom by creating a lush green landscape that celebrates the
water course, opens it up for public access and improves biodiversity", with
every plot providing public open space along it.

The objection accepts the aspiration and attacks the arithmetic:

> The deculverting of the River Rom through the Brewery site is only
> achievable if it is viable to deliver… However, the current approach —
> which inhibits heights and assumes the demolition of existing retail — is
> unlikely to make the deculverting financially viable. It is clear that the
> Council have not undertaken the necessary technical work to identify whether
> or not this is a viable option.

Read that alongside the height objections above and the two halves of this
page stop being separate stories. Residents want the river and object to the
towers. The landowner's position is that the towers are how the river gets
paid for, and that capping them without doing the viability work leaves the
council with a policy it cannot fund.

The masterplan's own infrastructure schedule does not contradict this. It
lists deculverting sections of the Rom, with a fluvial flood mitigation
strategy, as **a pipeline project needing further development in terms of
scope and routes to delivery**, with **funding not confirmed** and delivery
timescales **to be confirmed**.

### "Where feasible"

The other landowner tactic in the responses is quieter and, for a document
whose force depends on its wording, more consequential. Where the draft said
development *should* do something for the river, the suggested rewording adds
a condition. Proposed changes include inserting "where feasible" into the
commitments on naturalised greenspace, on new bridge links across the Rom, and
on cycling and walking routes along it — alongside the observation that there
are "complexities relating to land ownership, riparian rights and
responsibilities and viability".

Each edit is individually reasonable. Together they convert a requirement into
an aspiration, which is the difference between a river that gets opened and
one that stays in the pipeline.

## What has to happen for the river to appear

The Rom's daylighting is not a standalone project with its own budget. It
arrives, if it arrives, on the back of two redevelopments:

- **Bridge Close** — a joint venture between Havering Council, First Base and
  Savills Investment Management, bringing homes, a primary school, health and
  community facilities, with the revival of the river written into the scheme.
- **The Brewery site** — proposed for redevelopment including a new Romford
  station entrance and a riverside park, over the length of culvert that runs
  beneath the shopping centre.

That is the honest status. The river is a popular idea attached to two large
commercial schemes, and it surfaces when they do. The masterplan identifies it;
it does not fund it.

## What this page does not claim

**No page numbers are given for the consultation documents.** Both are
published in more than one rendering — the consultation responses exist as an
A4 portrait version, a print version and an Excel version of identical content
— and a page number from one does not point at the same text in another.
Quotations here are therefore located by the document's own section numbering
where it has any, and by document otherwise. The heritage assessment is
different: it has one published rendering, so its page citations are exact and
preview on hover.

**Respondents are not named.** The consultation responses are published with
attributions, and the quotations above are reproduced without them. Residents
answering a planning consultation are not writing for a property website, and
the argument each one makes stands without a name attached. The objection
about viability is quoted as coming from a landowner interest because that is
the material fact about it — an argument about development economics from a
party with a stake in the outcome reads differently from the same words from a
resident.

No claim is made here about what any of this does to house prices. A daylighted
river a mile from Cotleigh Road would be a material change to the surroundings;
whether it moves values on this street is untested, and
[the estimates pages](/house-values) are where that question would have to be
answered with figures rather than adjectives.

## Sources

Two of these are the council's own consultation documents, and every figure and
quotation about what people said is taken from them rather than from reporting
of them.

- **Havering Council**, [Romford Masterplan: 2024 refresh engagement summary](https://democracy.havering.gov.uk/documents/s75625/Romford+Masterplan+-+Appendix+4+-+Engagement+summary+report+2024.pdf) — the 724 people and 665 pieces of feedback, the five-point sentiment breakdown, the online and in-person split, and the counts behind the ranked themes.
- **Havering Council**, [Consultation Statement Appendix 1: consultation responses, September–November 2024](https://democracy.havering.gov.uk/documents/s77995/Consultation%20Statement%20Appendix%201%20-%20Consultation%20Responses%20PRINT%20version.pdf) — the formal consultation responses, including the resident comments quoted above, the viability objection and the proposed "where feasible" rewordings.
- **Romford Recorder**, [Romford Town Centre Masterplan gets support from residents](https://www.romfordrecorder.co.uk/news/24353276.romford-town-centre-masterplan-gets-support-residents/) — contemporary reporting of the refresh consultation.
- **Romford Recorder**, [Havering Council opens consultation on Romford Masterplan](https://www.romfordrecorder.co.uk/news/24619951.havering-council-opens-consultation-romford-masterplan/) — the statutory consultation dates and scope.
- **Romford Recorder**, [Romford Masterplan including Brewery redevelopment gets approval](https://www.romfordrecorder.co.uk/news/25018347.romford-masterplan-including-brewery-redevelopment-gets-approval/) — the brewery site, the station entrance and the culvert beneath it.
- **The Havering Daily**, [Romford Masterplan adopted by Cabinet](https://thehaveringdaily.co.uk/2025/03/13/romford-masterplan-adopted-by-cabinet-despite-residents-unhappiness-on-more-tower-blocks-going-up/) — the adoption and the height objections at Como Street and Linden Way.
- **Havering Council**, [Romford Masterplan consultation](https://consultation.havering.gov.uk/planning/romfordmasterplan/) — the consultation itself.
- **Authentic Futures for Havering Council**, [History & Heritage Assessment, October 2020](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf) — section 5.9 and the pages cited above. Every page reference on this page links to the council's copy and previews the page itself on hover.

## Related on this site

- [The Romford Town Centre Masterplan](/romford-masterplan) — the plan itself,
  its housing numbers and the Blue Strategy
- [The history of Romford town centre](/romford-history) — the same heritage
  assessment, read in full
- [The Waterloo Estate regeneration](/waterloo-estate) — the part of this
  masterplan already building, on Cotleigh Road's boundary

## Source

- Canonical URL: https://cotleighroad.com/romford-masterplan-response
- Typed record: https://cotleighroad.com/index.json


---

# The Waterloo Estate Regeneration

*Category: The wider town*
*Topics: regeneration, affordable housing, planning approval, romford, havering council*

The Waterloo Estate regeneration project in Romford has received planning approval for 107 affordable homes across Plots 9 and 10, with a mix of 4 and 6 storey buildings. The project is part of a larger £1 billion joint venture between Havering Council and Wates Residential to deliver 3,500 homes across the borough. The approved phase is expected to be completed by late 2028 and will include landscaped public open space and new community facilities.

## Key points

- 107 affordable homes across Plots 9 and 10
- 4 and 6 storey buildings with increased boundary setbacks
- 100% affordable housing with 70% social rent and 30% intermediate tenure
- Expected completion by late 2028
- Part of a larger £1 billion joint venture to deliver 3,500 homes

## Content

**Where the scheme stands, as of August 2026.** The consented masterplan
allows **up to 1,380 homes**. The phase that is actually approved and starting
is **107 homes across Plots 9 and 10** — the blocks that directly border
Cotleigh Road. Those are two different numbers describing two different things,
and most accounts of this scheme, including earlier versions of this page, quote
the first as though it were the second.

| | |
| --- | --- |
| Outline consent | P0761.20, November 2021 — up to 1,380 units, 3–16 storeys, 40% affordable |
| Scheme value | £450m, a 2020–21 press-era figure for the whole masterplan |
| Phase now approved | Plots 9 and 10 |
| Homes in this phase | **107** — 70 on Plot 9, 37 on Plot 10 |
| Tenure | **100% affordable** |
| Heights | Part 4 / part 6 storey, and 4 storey |
| Approved | **26 February 2026**, Strategic Planning Committee |
| Application refs | [P1293.25](https://democracy.havering.gov.uk/documents/s82868/P1293.25%20-%20Final_Waterloo%20Estate%20RM%20Committee%20ReportX.pdf) (Reserved Matters), [P1297.25](https://democracy.havering.gov.uk/documents/s82856/P1297.25%20-%20Waterloo%20Estate%20S73.pdf) (Section 73) |
| Completion | Late 2028 |

## What Plots 9 and 10 mean for Cotleigh Road

The committee report describes the site in its own words as **"bounded by Queen
Street and Cotleigh Road"**. That is a primary planning document naming this
street as a boundary of the phase now under construction — which is why this
page, rather than the borough-level figures, is the one that matters to anyone
living here.

In practice: the blocks facing Cotleigh Road are the low end of the consented
range, not the high end. Plot 9 is part four and part six storeys against an
outline consent that allowed up to sixteen; Plot 10 is a uniform four. The
[Section 73 amendments](#section-73-amendments-plots-9-and-10) below set out the
height reductions and increased boundary setbacks in detail.

## The unit count is reported three different ways

Worth knowing if you compare sources. The committee report gives **107**
(70 + 37). The [January 2026 Cabinet paper](https://democracy.havering.gov.uk/documents/s82375/08.0+HWR+12+Estates+Business+Plan+Update+PUBLIC+Final+28012026+Cabinet.pdf) gives approximately **109**
(66 + 43). Havering's own news release hedges with "more than 107".

This site uses **107**, because the committee report is the document that
actually granted the permission and its split is itemised by plot. The
discrepancy is small and probably reflects design changes between papers, but it
is real and it is not reconciled anywhere in the council's own material.

## Why a 1,380-home scheme became a 107-home phase

Construction was **paused in 2023** following the regulatory change requiring a
second staircase in residential buildings over 30 metres. The taller blocks in
the outline consent were directly affected, and the response was to re-phase:
bring forward the low-rise plots that were unaffected, and revisit the towers
later.

That is the reason the live phase is 107 homes of an eventual 1,380, and a
scheme description that omits it makes the current position look like a
downgrade rather than a sequencing decision.

## The wider programme

The Waterloo Estate sits within the **"12 Estates"** programme, a **£1 billion
joint venture** between Havering Council and Wates Residential intended to
deliver around 3,500 homes across the borough. The joint venture continues and
its business plan was [reauthorised by Cabinet in January 2026](https://democracy.havering.gov.uk/documents/s82375/08.0+HWR+12+Estates+Business+Plan+Update+PUBLIC+Final+28012026+Cabinet.pdf) — but
work on later phases at six of the twelve estates is currently paused, expected
to remain so for around twelve months, and the underlying financial case sits
in exempt appendices withheld from the public.

Havering's own page for this site is
[Waterloo & Queen Street](https://www.havering.gov.uk/building-new-homes-havering-1/12-sites-regeneration-waterloo-queen-street).

## Scope and vision

The full masterplan objective is demolition of the mid-twentieth-century
housing stock and its replacement with a master-planned community of **up to
1,380 residences** — the ceiling permitted by the outline consent, delivered
over multiple phases across many years, not a figure for any single approval.

The scope goes beyond housing delivery into place-making. The design philosophy
creates protective architectural boundaries against the harsh infrastructure of
the railway and the A125 dual carriageway, while weaving a continuous "green and
blue thread" through the centre of the site. That thread guides pedestrian
traffic from the intense urban intersections to the south, through the new
development, to the tranquility of Cottons Park in the northwest.

Village greens, raingardens and a new central park maximise biodiversity and
provide a new setting for the Grade II listed **St Andrew's Church**,
establishing it as a historic focal point in the modernised landscape.

## St Andrew's Church as a working building

The masterplan treats St Andrew's as a heritage object to be framed. It is also
a building in daily use, and what happens inside it says more about the
neighbourhood than its listing does.

The church runs a weekly **Wednesday community café** on a pay-what-you-can-
afford basis, and a free playgroup, **Little Fishes**, for parents and young
children. Both are the kind of provision that does not appear in a planning
document but is what a resident on Cotleigh Road would actually encounter.

It also serves as the worship home of the **Romanian Orthodox Parish of
Romford**, a reflection of how much Romford's population has changed in twenty
years. In **November 2025** the parish marked the Feast of the Entry of the
Virgin Mary into the Temple with a Divine Liturgy presided over by **His
Eminence Atanasie, Romanian Orthodox Archbishop of Great Britain and
Ireland**, with visiting clergy — a diocesan-level occasion held a few minutes
from Cotleigh Road.

A Grade II listed Anglican building hosting an Eastern Orthodox parish, a
pay-what-you-can café and a toddler group is a fair picture of this part of
Romford: older fabric, newer congregation, and a good deal of use.

- [St Andrew's Church, Romford](https://www.standrewsromford.org.uk/)
- [Romanian Orthodox Archdiocese of Great Britain and Ireland — the Romford parish's Feast of the Entry of the Virgin Mary into the Temple](https://roarch.org.uk/the-romanian-orthodox-parish-of-romford-celebrated-the-feast-of-the-the-entry-of-the-virgin-mary-into-the-temple-in-a-spirit-of-prayer-and-communion/)

## Section 73 amendments: Plots 9 and 10

The buildings directly adjacent to Cotleigh Road — designated **Plots 9 and
10** — underwent intense scrutiny following extensive public consultation with
Cotleigh Road residents through 2024 and early 2025.

In early 2026 the joint venture submitted a **Section 73 application
(P1297.25)** to the Strategic Planning Committee, alongside a detailed
**Reserved Matters Application (P1293.25)**, to formally amend the approved
development parameters. The objective was to improve deliverability while
mitigating visual and physical impact on the existing low-rise properties along
Cotleigh Road.

The approved amendments represent a substantial scaling back of the initial
massing:

**Height reductions.** Maximum building height on Plot 9 (the southern block)
was cut from an approved 8 storeys to a staggered 6 and 4 storeys. Plot 10 (the
northern block) was rationalised from a varying 2-to-5 storey mass into a
uniform 4-storey structure. Both changes were explicitly designed to lessen
visual impact on the residential receptors along Cotleigh Road.

**Enhanced setbacks.** To protect privacy, daylight and sunlight for existing
properties, minimum separation distances from the site boundaries were
increased. The northern boundary of Plot 9 was pushed back to **7.75 metres**
(from an original 5 metres), and the minimum southern boundary of Plot 10
expanded to **6.3 metres**.

**Structural rationalisation.** The redesign consolidated multiple smaller,
fragmented blocks into single coherent linear buildings. By keeping every
building under 18 metres, the developers avoided restrictive "high-risk"
building classifications, and removed complex dual-core arrangements to
facilitate faster delivery.

**Design and materials.** External finishes are specified as a mixture of light
buff and darker brick tones — architectural variety within a cohesive visual
language that respects the surrounding historical context, including the
adjacent church.

Despite the massing reductions, social efficacy is undiluted: Plots 9 and 10
still deliver **107 residential units at 100 per cent affordable housing**,
split 70 per cent social rent and 30 per cent intermediate tenure, alongside new
community-use floorspace.

## Interim community integration

The regeneration is already integrating with the existing community. On **22
July 2023** a new community garden opened on Cotleigh Road — an example of
"meanwhile use", the practice of putting development land to community benefit
before primary construction begins. Designed with local residents and an urban
garden specialist and sponsored by the joint venture's supply chain, it features
raised beds, arts and crafts areas and communal seating, and was handed over to
local residents as a shared open amenity rather than retained by the developer.

That handover is the part worth noting. Meanwhile-use schemes are often
temporary in a way that means "until we need the land back"; this one was given
over to the people already living around it, on a site whose permanent
buildings are still years away. It is reported in the council's
[news archive for July 2023](https://www.havering.gov.uk/news?year=2023&month=7&page=2).

In **May 2025**, planning permission was secured to install temporary modular
homes on the site to address acute local housing pressure during the demolition
phase, specifically for Havering families experiencing homelessness, with first
occupancies anticipated by Q1 2026.

## Approval, February 2026

The applications described above were determined on **26 February 2026**, when
Havering Council and Wates Residential secured planning approval for Blocks 9
and 10 — the blocks immediately adjacent to Cotleigh Road. The approval carries
the **107 affordable homes** through to consent, along with landscaped public
open space and new community facilities.

The council's account of the decision credits consultation with neighbouring
residents for shaping the scheme's final height, balcony design and screening —
which is the same set of changes the Section 73 amendments above describe, now
carried into an approved permission rather than a proposed one.

For Cotleigh Road specifically this is the point at which the reduced massing
stops being a proposal. The 6-and-4-storey Plot 9, the uniform 4-storey Plot 10
and the increased boundary setbacks are what has consent.

- [Havering Council: planning approval secured for the Waterloo and Queen Street site](https://www.havering.gov.uk/news/article/1713/planning-approval-secured-for-waterloo-and-queen-street-site-in-romford)
- [The Havering Daily, 6 March 2026](https://thehaveringdaily.co.uk/2026/03/06/planning-approved-romfords-biggest-housing-project-moves-forward-as-block-9-and-10-get-the-green-light/)

## Related on this site

- [Romford Town Centre Masterplan](/romford-masterplan) — the statutory
  framework this sits inside
- [Nearby streets and the regeneration boundary](/nearby-streets-and-regeneration)
  — what changes at street level
- [The history of Romford town centre](/romford-history) — why there is a
  Waterloo Road here at all, and the barrack ground the estate is built on
- [House values on Cotleigh Road](/house-values) — what the houses beside it
  are currently estimated at

## Source

- Canonical URL: https://cotleighroad.com/waterloo-estate
- Typed record: https://cotleighroad.com/index.json


---

# Cotleigh Road: Frequently Asked Questions

*Category: Reference*
*Topics: romford, cotleigh road, property prices, regeneration, transport, amenities*

Cotleigh Road is a residential street in Romford, east London, with a mix of two, three, and four-bedroom houses. The area has undergone significant changes with the introduction of the Elizabeth Line and a town centre masterplan. The Waterloo Estate regeneration project is also underway, which will bring new homes and amenities to the area. Buyers and investors can find information on property prices, rental yields, and local amenities.

## Key points

- Houses on Cotleigh Road are freehold
- Typical property prices range from £370,000 to £580,000
- Regeneration projects are underway, including the Waterloo Estate and Romford Town Centre Masterplan
- Good transport links, including the Elizabeth Line
- Local amenities include schools, food stores, and parks

## Content

Direct answers to the questions buyers, investors and residents ask about
Cotleigh Road, Romford RM7.

## Location and transport

### Where is Cotleigh Road?

Cotleigh Road is a residential street in Romford, in the London Borough of
Havering, east London. It sits in the RM7 postcode district — covering the RM7
9AH, RM7 9AE and RM7 9AS sectors — within the Rush Green & Crowlands ward. It
runs adjacent to the historic core of Romford and forms the eastern boundary of
the Waterloo Estate.

### How far is Cotleigh Road from Romford Station?

About 0.6 miles by the routed walk, which takes 10–13 minutes depending on
which end of the road you start from.

### Does Cotleigh Road have Elizabeth Line access?

Yes. Romford Station is on the Elizabeth Line, giving direct services to
Liverpool Street, Farringdon, Bond Street, Paddington and Heathrow. That
connection is the single largest structural change to the area's commuter
profile in a generation, and a new western station entrance on Exchange Street
is proposed in the adopted town centre masterplan, which would shorten the walk
further.

### What is parking like on Cotleigh Road?

Cotleigh Road falls within the ROST controlled parking zone, introduced as part
of a rationalised town centre parking strategy. All-day visitor permits cost £39
for ten visits. The zone protects residents' parking from commuter overspill.

## Property and prices

### How much are houses on Cotleigh Road worth?

As of early 2026, typical ranges are roughly £370,000–£425,000 for a two-bedroom
semi-detached house, £395,000–£475,000 for a three-bedroom, and £515,000–
£580,000 for a four-bedroom. Full per-address estimates are in the
[valuation matrix](/property-market).

### Are houses on Cotleigh Road freehold or leasehold?

The houses on Cotleigh Road are freehold — no ground rent, no service charge.

### How much have property prices grown in RM7?

Two different answers, depending on what you mean.

**For Cotleigh Road itself:** a median of **4.6 per cent a year**, measured per
address from each house's last registered sale to its current estimate, across
the 45 houses where both are known. That is the figure this site treats as
canonical, and the working is on
[growth since the last sale](/house-price-growth).

**For the RM7 district as a whole:** average sold prices rose from £59,404 in
1995 to £102,638 in 2000, past £200,000 by 2010, and £408,629 by early 2026 —
588 per cent over thirty years, or about 6.6 per cent a year.

The district figure is higher because it averages every property type over
thirty years from a 1995 trough. Where the two disagree, prefer the street
figure; [the property market page](/property-market#which-growth-figure-to-use)
sets out why. Past performance is not a guide to future returns.

### What is the price per square foot on Cotleigh Road?

The local benchmark for houses near RM7 9AS is roughly £432–£468 per square
foot. The most recent verified transaction, 13 Cotleigh Road in July 2025, sold
at £397,500 for 850 sqft, which is £468 per square foot — at the top of the
local range.

### What rental yield can you get on Cotleigh Road?

This site does not publish a yield figure for Cotleigh Road. It previously
quoted 5.8 to 7.2 per cent for the RM7 sector; that number had no rent
comparables, no date and no statement of whether it was gross or net, so it
has been removed rather than repeated. See
[the property market page](/property-market) for what is published instead.

## Regeneration

### What is the Waterloo Estate regeneration?

A scheme to demolish ageing mid-twentieth-century housing and replace it with
up to 1,380 homes — the ceiling set by the 2021 outline consent, delivered over
several phases. The phase actually approved and starting is
[107 homes across Plots 9 and 10](/waterloo-estate), the blocks bordering
Cotleigh Road, approved on 26 February 2026 and due to complete late 2028. It
is the flagship project within the "12
Estates" programme, a £1 billion joint venture between Havering Council and
Wates Residential delivering around 3,500 homes across the borough. The estate
directly borders Cotleigh Road on its western side.

### Will the new development overlook houses on Cotleigh Road?

The blocks nearest the road, Plots 9 and 10, were substantially scaled back
after resident consultation. A Section 73 application in early 2026 cut Plot 9
from an approved 8 storeys to a staggered 6 and 4 storeys, and made Plot 10 a
uniform 4 storeys. Setbacks were increased to 7.75 metres on Plot 9's northern
boundary and 6.3 metres on Plot 10's southern boundary, specifically to protect
privacy, daylight and sunlight for existing houses.

### What is the Romford Town Centre Masterplan?

A statutory planning framework adopted by Havering Council as a Supplementary
Planning Document on [12 March 2025](https://www.havering.gov.uk/downloads/file/6970/romford-masterplan-adoption-statement). It identifies capacity for
10,900 to 12,000 new homes and up
by 2041, and directs the conversion of the Ring Road into an
Urban Boulevard, a new western entrance to Romford Station, and the daylighting
of the River Rom.

### What is the River Rom deculverting project?

Sections of the River Rom buried in concrete culverts over the past century are
to be reopened to the surface and landscaped into Brewery Gardens, a 1.1-hectare
linear ecological park through the town centre. It doubles as a nature-based
sustainable drainage system, improving flood resilience. Consultation feedback
noted it poses significant viability and funding challenges.

## Living there

### What schools are near Cotleigh Road?

Nearby primary schools include Concordia Academy, rated "Outstanding" by Ofsted,
along with Mawney Foundation School and Crowlands Primary School, both rated
"Good".

### What amenities are near Cotleigh Road?

There are over ten food stores within half a mile, including major supermarkets.
Queen's Hospital is close by. Cottons Park is a short walk away, and the
Waterloo Estate regeneration adds a new central park, village greens and
raingardens. The Brookside Theatre and the historic Golden Lion pub are on
nearby bus routes.

### Is there anything historically notable about Cotleigh Road?

Several things. The land was a Napoleonic-era military "Barracks Ground", which
is why the neighbouring Waterloo Estate carries that name. From 1932 to 1977 a
Green Line bus garage operated with an exit onto the road; Verity House now
stands on the site. And 43 Cotleigh Road was the 1911 home of Alice Maud Wilson,
one of the first women to work for the police in Essex and an organiser of food
relief for the Jarrow Marchers.

### What are the risks of buying on Cotleigh Road?

The regeneration case depends on delivery running to 2041, and long-dated
schemes can slip — the River Rom deculverting was specifically flagged during
consultation as posing viability and funding challenges. A Supplementary
Planning Document directs development rather than guaranteeing it. Wider
mortgage and interest rate conditions affect RM7 as they do anywhere. Buyers
should take independent professional advice.

## Source

- Canonical URL: https://cotleighroad.com/faq
- Typed record: https://cotleighroad.com/index.json


---

# Strategic Conclusion and Investment Outlook

*Category: Prices and valuations*
*Topics: property investment, regeneration, urban planning, demographics, economic trends*

This page presents the case for investing in properties on Cotleigh Road, supported by historical stability, demographic trends, and upcoming regeneration projects. The argument is based on documented commitments, including a statutory masterplan and approved developments, but notes potential counterweights and the importance of independent professional advice. The page provides an overview of the investment case, highlighting the potential for growth and the need for careful consideration of the evidence.

## Key points

- Historical stability and demographic trends support asset values
- Regeneration projects, including the Romford Town Centre Masterplan, may drive growth
- Potential counterweights include viability and funding challenges, and broader economic conditions

## Content

The underlying asset values on Cotleigh Road are supported by a century of
historical stability, a demographic profile characterised by high employment and
young family formation, and an existing baseline of steady rental yields and
strong capital appreciation.

The argument for more upside than downside, however, rests on the statutory deployment
of the Romford Town Centre Masterplan and the Waterloo Estate regeneration. Over
a billion pounds of public and private capital is being directed into the
immediate spatial radius of the road.

Three interventions matter most:

1. **The new western entrance to Romford Station**, which compresses the walk
   from Cotleigh Road into the Elizabeth Line network.
2. **The greening of the Ring Road into an Urban Boulevard**, which removes the
   physical and psychological barrier between the road and Romford's commercial
   core.
3. **The deculverting of the River Rom to create Brewery Gardens**, which
   introduces high-quality blue and green infrastructure within walking
   distance.

Together these would move the neighbourhood from functional commuter suburb
toward a master-planned, ecologically integrated urban village.

The resident-driven amendments to Plots 9 and 10 of the Waterloo Estate matter
here too. Because the massing was scaled back, the traditional properties on
Cotleigh Road are not overshadowed by oppressive high-rises but integrated into
a landscaped civic realm — preserving the character that underpins
owner-occupier demand.

## The case, stated plainly

The argument for Cotleigh Road is that a statutory masterplan running to 2041,
an approved 107-home first phase on the adjoining estate, and an Elizabeth line
station within a 10–13 minute walk are all documented commitments rather than
speculation, and that they point the same way.

**What this site does not claim is that the street is currently underpriced.**
An earlier version of this page said current pricing "has not fully absorbed
those scheduled infrastructural dividends" — an explicit assertion that the
asset is mispriced. Supporting that would require a disclosed model: comparable
regeneration corridors, stated assumptions, and price data showing what
absorption looks like. No such model exists here, so the claim has been
withdrawn rather than dressed up.

Past performance is not a guide to future returns. The value of property can
fall as well as rise. Nothing on this site is financial advice, and none of it
is a substitute for a survey, a valuation, or professional advice on your own
circumstances.

## The case against

Any honest reading should note the counterweights. The Masterplan runs to 2041,
so the thesis depends on multi-decade delivery of schemes that consultation
feedback already flagged as posing significant viability and funding challenges
— deculverting in particular. Regeneration timelines slip, funding priorities
change, and an SPD directs development rather than guaranteeing it. Broader
interest rate and mortgage conditions affect RM7 exactly as they affect
everywhere else.

**Nothing on this site is financial advice.** Valuation figures are automated
model estimates, not formal valuations, and past appreciation does not indicate
future performance. Anyone acting on this material should take independent
professional advice.

## The evidence behind this

This page is the argument. The evidence it rests on is published separately so
it can be checked without taking the argument on trust:

- [House values](/house-values) — what 50 of the 54 houses are currently
  estimated at, ranked, with the ranges
- [Growth since the last sale](/house-price-growth) — the 4.6% median annual
  figure this page uses, derived per address
- [Zoopla versus Rightmove](/zoopla-vs-rightmove) — why a single portal's
  number should not be taken at face value
- [The Waterloo Estate regeneration](/waterloo-estate) — the approved phase,
  the paused phases, and what is not yet decided
- [Romford Town Centre Masterplan](/romford-masterplan) — the statutory plan
  underlying the long-run case
- [Sources](/sources) — every figure's origin

## Source

- Canonical URL: https://cotleighroad.com/investment-outlook
- Typed record: https://cotleighroad.com/index.json


---

# About This Research

*Category: Reference*
*Topics: cotleigh road, romford, house prices, regeneration, open data, valuation estimates*

This page explains the methodology and limitations of an independent research project about Cotleigh Road in Romford, RM7, covering its history, regeneration, and house price estimates. The project uses open data from HM Land Registry and automated valuation figures from Zoopla and Rightmove. It aims to provide a transparent and checkable record of the street's values, while being clear about the edges of the evidence and potential disagreements between sources.

## Key points

- Uses open data from HM Land Registry and automated valuation figures from Zoopla and Rightmove
- Provides a transparent and checkable record of Cotleigh Road's house prices
- Clearly states limitations and potential disagreements between sources
- Allows users to request corrections or removal of estimates for their address
- Aims to provide a useful resource for those interested in the street's history and property market

## Content

This site publishes research on one street: Cotleigh Road in Romford, RM7. It
covers the street's history, the town's history, the regeneration on its
western boundary, and what its houses are estimated to be worth.

This page explains how that is done, what it is not, and how to challenge it.

## What this site is

An independent research project about a single residential street. It is not
an estate agency, it does not sell anything, it takes no commission, and it has
no advertising. It does not introduce buyers to sellers and it does not pass
details to agents.

Nothing on it is financial advice, and nothing on it is a substitute for a
survey, a mortgage valuation, or professional advice about your own
circumstances.

## How the figures are produced

**Sale prices** are HM Land Registry Price Paid Data — the price recorded when
a property changed hands. These are facts, published as open data under the
Open Government Licence v3.0, and every page reproducing them carries the
required attribution.

**Valuation estimates** are Zoopla's and Rightmove's own automated figures. Each
one was opened on that property's own page, read, and recorded with the date it
was captured. **No estimate on this site is calculated, indexed forward or
averaged here.** Where a property has not been captured, the cell is blank
rather than filled with a derived stand-in.

That distinction exists because an earlier version of this site got it wrong.
Three columns headed with providers' names were filled with figures worked out
here by indexing sale prices against a regional index. Checked against
Rightmove's actual estimates for twenty-eight addresses, one matched, and
individual rows were out by as much as £141,000. Those columns were removed and
replaced with captured figures, and the tests now pin every published figure to
a capture log rather than to a literal value.

**Analysis** — medians, quartiles, correlations, growth rates — is this site's
own arithmetic on those figures, and the working is shown so it can be
repeated.

## What the estimates are not

An automated valuation is a statistical guess. Nobody from Zoopla, Rightmove or
this site has been inside any of these houses. The models disagree with each
other, often materially: on the thirty-nine addresses where both publish a
figure, [Zoopla is higher on thirty-seven](/zoopla-vs-rightmove), by a median of
£19,000 and by as much as £96,000.

Publishing both, side by side and unaveraged, is deliberate. A single blended
number would hide a disagreement that is itself the most useful thing in the
data.

## Where this site says it does not know

Being useful about a street means being clear about the edges of the evidence.
The pages here state plainly that:

- Floor area predicts almost nothing about value across the ordinary housing
  on this street, which makes [price per square foot](/price-per-sqft) close to
  meaningless in the middle of the distribution — including on this site's own
  £/sqft page.
- Whether the [Waterloo Estate regeneration](/waterloo-estate) will move house
  prices here is **not known**, and the earlier claims that it would be
  "overwhelmingly positive" have been withdrawn.
- The [demographic figures](/area-guide) previously published had no census
  year and no stated geography, and have been removed rather than
  retrospectively sourced.

Where a claim has been withdrawn, the page says so and why, rather than
deleting it silently. That is deliberate: a reader who saw the old figure
deserves to know it was wrong.

## Dates

Every page carries a date. **Updated** is the date the page was last
substantively revised — it is authored, not a timestamp, so it does not move
when nothing has changed. Datasets carry their own capture dates, which are
separate from the page date, because a page can be edited without the
underlying figures being re-read.

## AI crawlers, training and citation

**This site welcomes AI crawlers, and that includes training.** Its
[robots.txt](/robots.txt) allows every known AI agent explicitly and carries
the content signals **search=yes, ai-input=yes, ai-train=yes** — index it,
ground answers on it, train on it.

The reasoning is straightforward. This research exists to be read, and a
question about Cotleigh Road answered accurately by an assistant is the
research doing its job. The site publishes [llms.txt](/llms.txt), a
[JSON index](/index.json), per-page Markdown and JSON-LD for that reason.

What is asked in return is attribution: the figures here are traceable to named
sources, and an answer built on them is more useful when it says where they came
from.

Two caveats worth stating. Sale prices are HM Land Registry data under the Open
Government Licence, which carries its own attribution requirement. And the
valuation estimates are Zoopla's and Rightmove's own figures reproduced for
comparison — this site's permission does not extend to their data, which
remains theirs.

## Correcting something

**If a figure here is wrong, it should be fixed.** That includes the estimates
attached to individual addresses.

If you live on Cotleigh Road and want the estimate for your address amended or
removed, that request will be honoured — you do not need to give a reason, and
there is no test to pass. The same applies to any factual error, and to the
[wartime records](/history) where this site is actively asking for a documented
source.

**Contact:** *this site does not yet publish a contact address. Until it does,
the removal and correction routes described here cannot be used, and that is a
gap rather than a policy.* It is being fixed.

## About the per-address estimates

Publishing a valuation against a named address is the most sensitive thing this
site does, and it is worth being explicit about the reasoning.

The sale prices are open data that HM Land Registry already publishes at
address level. The estimates are figures Zoopla and Rightmove already publish
at address level, on pages anyone can open. This site is not revealing
anything that was not already public; it is collecting it into one comparable
table and showing where the sources disagree.

That is not the end of the argument. The Information Commissioner's Office has
taken the view that property price data can be personal data where other
public information makes it relatable to an individual, and HM Land Registry
disagrees; the point is unresolved. This site's position is that the public
interest in a transparent, checkable record of one street's values is
legitimate, that the information is already published elsewhere, and that
anyone who objects should be able to have their address removed on asking —
which is why the contact route above matters more than anything else on this
page.

## Related

- [Sources and references](/sources) — every dataset and document used
- [The valuation matrix](/property-market) — the per-address table itself
- [Zoopla versus Rightmove](/zoopla-vs-rightmove) — where the providers
  disagree

## Source

- Canonical URL: https://cotleighroad.com/about
- Typed record: https://cotleighroad.com/index.json


---

# Sources and References

*Category: Reference*
*Topics: property data, planning documents, community groups, local history, demographics*

This page lists the sources used on the site, including public records, statutory planning documents, and third-party property data services. It provides information on where to verify the data and explains the methodology used to gather and present the information. The site draws on a range of sources, including government databases, property websites, and local community groups, to provide a comprehensive overview of the area. The page also notes that where sources disagree, the site publishes them separately with attribution rather than merging them into a single figure.

## Key points

- Public records and statutory planning documents are used as sources
- Third-party property data services provide additional information
- Methodology is transparent and explained on the site
- Sources are attributed and disagreements are noted
- Data is estimates and not formal valuations

## Content

The research on this site draws on public records, statutory planning
documents and third-party property data services. This page lists what was used
and where to verify it.

## Property data

**[PropertyData](https://propertydata.co.uk)** — floor areas from EPC records
and price-per-square-foot benchmarking for the RM7 9AS sector, used on the
[floor areas and price per square foot](/price-per-sqft) page.

**[HM Land Registry Price Paid Data](https://landregistry.data.gov.uk/app/ppd/)**
— sold prices and dates, covering every registered property transaction in
England and Wales. The [UK House Price Index](https://landregistry.data.gov.uk/app/ukhpi/)
is the source for district-level averages.

Contains HM Land Registry data © Crown copyright and database right 2026. This
data is licensed under the
[Open Government Licence v3.0](https://www.nationalarchives.gov.uk/doc/open-government-licence/version/3/).

**Automated Valuation Models** — Zoopla and Rightmove estimates, read
individually off each property's own page and recorded with the date they were
captured, used in the [valuation matrix](/property-market). They are the
providers' own figures. Every per-address table on this site carries the link
to the page each figure was read from, on
[house values](/house-values), [Zoopla's estimates](/zoopla-estimates),
[Rightmove's estimates](/rightmove-estimates),
[the head-to-head](/zoopla-vs-rightmove) and
[growth since the last sale](/house-price-growth) alike, so no figure here has
to be taken on trust. Nothing in those tables is indexed forward, averaged or
otherwise derived here; an earlier version of this page described a
House-Price-Index method, and the columns built that way have been removed.

**[Energy Performance Certificate register](https://find-energy-certificate.service.gov.uk/)**
— floor areas. EPC areas are measured for energy assessment rather than
valuation, so they are indicative.

## Planning and regeneration

**Romford Town Centre Masterplan** — adopted by Havering Cabinet on 12 March
2025 as a Supplementary Planning Document, [adopted 12 March 2025](https://www.havering.gov.uk/downloads/file/6970/romford-masterplan-adoption-statement).

**Havering Council planning portal** — the two applications that granted the
current phase of the Waterloo Estate:
[P1293.25 Reserved Matters](https://democracy.havering.gov.uk/documents/s82868/P1293.25%20-%20Final_Waterloo%20Estate%20RM%20Committee%20ReportX.pdf)
and
[P1297.25 Section 73](https://democracy.havering.gov.uk/documents/s82856/P1297.25%20-%20Waterloo%20Estate%20S73.pdf),
both determined by Strategic Planning Committee on 26 February 2026.

**The ["12 Estates" programme](https://www.havering.gov.uk/12Sites)** — the joint
venture between the London Borough of Havering and Wates Residential. The
current position is set out in the
[Business Plan Update taken to Cabinet on 28 January 2026](https://democracy.havering.gov.uk/documents/s82375/08.0+HWR+12+Estates+Business+Plan+Update+PUBLIC+Final+28012026+Cabinet.pdf).
Havering's page for this site is
[Waterloo & Queen Street](https://www.havering.gov.uk/building-new-homes-havering-1/12-sites-regeneration-waterloo-queen-street).

**[The London Plan 2021](https://www.london.gov.uk/programmes-strategies/planning/london-plan)**
— Romford's designation as a Metropolitan Centre and as an Opportunity Area.
The GLA's
[2025 Romford Opportunity Area Pen Portrait](https://data.london.gov.uk/download/opportunity-area-pen-portraits/2f5d4494-99ef-4d87-bfcf-d630dad78060/2025_Romford_OA_Pen_Portrait.pdf)
carries the current targets and delivery figures.

**Planning approval for Blocks 9 and 10, 26 February 2026** — reported by
[Havering Council](https://www.havering.gov.uk/news/article/1713/planning-approval-secured-for-waterloo-and-queen-street-site-in-romford)
and [The Havering Daily](https://thehaveringdaily.co.uk/2026/03/06/planning-approved-romfords-biggest-housing-project-moves-forward-as-block-9-and-10-get-the-green-light/).

## Community and local life

**The Friends of Cottons Park** — Summer Family Fun Day listings for
[July 2024](https://raring2go.co.uk/event/cottons-park-summer-family-fun-day/)
and [July 2025](https://raring2go.co.uk/event/cottons-park-summer-fun-day/) via
Raring2go!, and [Mum's Guide to Romford](https://www.mumsguideto.co.uk/romford/event.php?event=Summer-Family-Fun-Day&eventid=6715).

**[Romford Town Wombles](https://e-voice.org.uk/romfordtownwombles/calendar/item/61394879)**
— the volunteer clean-up calendar for the London Road entrance to Cottons Park.

**[St Andrew's Church, Romford](https://www.standrewsromford.org.uk/)** — the
Wednesday community café and the Little Fishes playgroup.

**[Havering Council news archive, July 2023](https://www.havering.gov.uk/news?year=2023&month=7&page=2)**
— the opening and resident handover of the Cotleigh Road community garden on 22
July 2023.

**[Romanian Orthodox Archdiocese of Great Britain and Ireland](https://roarch.org.uk/the-romanian-orthodox-parish-of-romford-celebrated-the-feast-of-the-the-entry-of-the-virgin-mary-into-the-temple-in-a-spirit-of-prayer-and-communion/)**
— the Romford parish's November 2025 feast-day liturgy.

These are reported here as their publishers state them. Unlike the planning
documents and Land Registry data above, they have not been independently
checked against a second source, and each is linked so a reader can go to the
publisher directly. Where an item is a forthcoming calendar entry rather than a
report of something that has happened, this site says so rather than writing it
up in the past tense.

**The London Plan** — Romford's designation as an Opportunity Area and Housing
Zone.

## Demographic and historical

**[Office for National Statistics](https://www.ons.gov.uk/explore-local-statistics/areas/E09000016-havering)**
— population, age distribution, tenure and occupational profile. Where this
site quotes a demographic figure it names the geography it applies to; the
relevant small-area unit for the RM7 9 postcodes is
[Romford South MSOA E02000479](https://www.ons.gov.uk/explore-local-statistics/areas/E02000479).

**1911 census records** — the residency of Alice Maud Wilson at 43 Cotleigh
Road.

**[Ofsted](https://reports.ofsted.gov.uk/)** — school ratings, each cited with
its inspection date.

**Robert Bevan, *Romford Town Centre: History & Heritage Assessment*, Authentic
Futures, October 2020** —
[the report itself](https://democracy.havering.gov.uk/documents/s78051/08.2.1%20201027_Romford%20Masterplan%20SPD_Baseline%20-%20Heritage%20Report.pdf),
prepared as baseline evidence for the masterplan SPD. Cited page by page on
[the history of Romford town centre](/romford-history).

## A note on method

Where sources disagree, this site publishes them separately with attribution
rather than merging them into a single figure. The valuation matrix and the
price-per-square-foot page use different methods and reach different numbers for
the same houses; both are shown, with the method explained on each page, so a
reader can judge which is more useful for their question.

Figures are estimates drawn from the sources above, not formal valuations, and
nothing on this site is financial advice.

## Source

- Canonical URL: https://cotleighroad.com/sources
- Typed record: https://cotleighroad.com/index.json


---

# Transport & Connectivity Matrix

*Category: Living here*
*Topics: romford, cotleigh road, elizabeth line, transportation, property values*

Cotleigh Road is located near Romford Station, with a 10-13 minute walking distance, and is served by the Elizabeth Line, providing high-frequency transit to the West End. The road is also heavily serviced by a dense network of bus routes and has strategic road links to the A12, A127, and M25. The page provides information on transportation links, local amenities, and property values in the area. It is intended for individuals looking for information on the area, including professionals and investors.

## Key points

- 10-13 minute walk to Romford Station
- Served by the Elizabeth Line with high-frequency transit to the West End
- Heavily serviced by a dense network of bus routes
- Strategic road links to the A12, A127, and M25
- Information on local amenities and property values

## Content

RM7 sits on both the Greater London transport network and the regional Essex commercial corridors. Cotleigh Road sits inside the 800-metre walking catchment of Romford Station.

## Romford Station Access

The pedestrian journey from Cotleigh Road to Romford Station is a primary driver of property valuation. Romford Station serves as the anchor transit node for the borough.

**The walk to Romford Station is about 0.6 miles and takes 10 to 13 minutes.**
That is the routed distance along actual pavements, and it is the figure used
everywhere on this site. The two ends of Cotleigh Road differ by roughly two
minutes.

It is worth being explicit about this, because the shorter numbers you will see
elsewhere — including in earlier versions of this page — are straight-line
distances. Cotleigh Road is about 0.4 miles from the station **as the crow
flies**; nobody walks that line, because the railway and the Waterloo Road
junction are in the way. A previous version of this page claimed a 6.5-minute
walk on the basis of a 510-metre measurement from the Union Road junction. That
is neither the length of the road nor a walk anyone actually makes, and it has
been removed.

A surface-level signalised Toucan crossing on Waterloo Road, between Union Road
and the railway line, does improve the route — it replaces a subway crossing —
but it shortens the journey by seconds, not minutes.

## Elizabeth Line & Rail Travel Times

By providing high-frequency transit directly into the West End, the Elizabeth Line makes Romford a viable alternative for professionals.

| Destination Hub | Direct Transit Time | Service Frequency & Context |
| --- | --- | --- |
| **Stratford** | 10 - 15 minutes | Key interchange for Jubilee, Central, DLR. (Elizabeth Line / Greater Anglia) |
| **London Liverpool Street** | 18 - 27 minutes | Fast-line services bypassing intermediate stations. (Greater Anglia) |
| **London Liverpool Street** | 25 - 30 minutes | High capacity, up to 10 trains per hour. (Elizabeth Line) |
| **Farringdon** | 30 - 32 minutes | Direct access to the City fringes. (Elizabeth Line) |
| **Tottenham Court Road** | 35 minutes | Direct access to the West End and Soho. (Elizabeth Line) |
| **Bond Street** | 33 - 36 minutes | Core West End retail access. (Elizabeth Line) |
| **London Paddington** | 35 - 42 minutes | Major National Rail interchange. (Elizabeth Line) |
| **Heathrow Airport (T2/3 & T5)** | 65 - 75 minutes | Direct transit to Terminals 2 and 3. (Elizabeth Line) |
| **Upminster** | 9 minutes | A dedicated shuttle branch line connecting to District Line/c2c. (London Overground) |

## The Local Bus Network

Cotleigh Road is heavily serviced by a dense network of bus routes. A critical local node is located practically adjacent at the Knightsbridge Gardens/Mawney Road bus stops.

- **Route 86 / N86**: Every 6 - 8 mins. Connects to Romford Station, Chadwell Heath, Ilford, Stratford. 24-hour service.
- **Route 128**: Every 10 - 12 mins. Connects to Becontree Heath, Barkingside.
- **Route 174**: Every 8 - 10 mins. Crucial north-south link connecting to the District Line at Dagenham.
- **Route 496 & 5**: Every 8 - 15 mins. Direct links to Queen's Hospital and further into East London (Barking, Canning Town).

## Strategic Road Links

The A12 (Eastern Avenue) is located approximately 1.2 miles north (4 to 6 minutes via Waterloo Road). The A127 (Southend Arterial Road) is accessible via the Gallows Corner roundabout (8 to 12 minutes). For national connectivity, the M25 (Junction 28) is approximately 5.5 miles away (12 to 18 minutes).

### How does the Elizabeth Line tangibly impact property values on Cotleigh Road?

The Elizabeth line has changed what Romford is: a town that was served by one
operator's stopping services now sits on a high-frequency cross-London route.

Two services call here and they are not the same thing. **Greater Anglia** runs
the fast trains to Liverpool Street — about 17 minutes, twice an hour off-peak.
The **Elizabeth line** runs the frequent stopping services, roughly eight an
hour, taking longer but going further west without a change. Quoting the fast
time next to the frequent service describes a train that does not exist.

Whether that access feeds through into prices on this specific street is not
something this site can demonstrate from its own data, and the claim has been
removed rather than asserted. What the data does show is on
[house values](/house-values) and
[growth since the last sale](/house-price-growth); the reasoning about the
area's direction is on [the investment outlook](/investment-outlook), clearly
labelled as an interpretation.

## Related

- [Area guide](/area-guide) — the wider picture on amenities and schools
- [Shopping and amenities](/shopping-and-amenities) — what is within walking
  distance
- [Sources](/sources) — where the figures on this site come from

## Source

- Canonical URL: https://cotleighroad.com/transport-links
- Typed record: https://cotleighroad.com/index.json


---

# Education & School Catchments

*Category: Living here*
*Topics: education, schools, family, community, ofsted, primary schools, secondary schools*

The area around Cotleigh Road has several primary and secondary schools within a short walking distance, offering a range of educational options for families. These schools have varying Ofsted grades, including Good and Outstanding, and provide different types of education, such as faith-based and co-educational. The proximity of these schools makes the area suitable for families with young children, with additional amenities like parks and green spaces nearby.

## Key points

- Multiple primary schools within a 15-minute walk
- Secondary schools and academies within reach
- Variety of Ofsted grades, including Good and Outstanding
- Faith-based and co-educational options available
- Family-sized freehold houses and nearby parks

## Content

Several schools sit within about a mile of Cotleigh Road, across a range of Ofsted grades and phases. What follows is what is on the record for each, with inspection dates and links.

## Primary Schools (Within 1 Mile)

The tight proximity of these schools ensures that families can rely entirely on active travel, negating the need for a vehicular school run.

| Institution Name | Distance from Cotleigh Rd | Est. Walk Time | Most Recent Ofsted Grade | Contextual Analysis & Catchment |
| --- | --- | --- | --- | --- |
| **Crowlands Primary School** | 0.6 miles | 12 minutes | Good | Located on London Road, a highly popular community school known for inclusive practices. |
| **St Edward's C of E Primary** | 0.8 miles | 16 minutes | Good (Historically Outstanding) | A historically high-performing voluntary aided school with a strong Christian foundation. |
| **Concordia Academy** | 0.7 miles | 14 minutes | [Outstanding](https://reports.ofsted.gov.uk/provider/21/142885) | A relatively new, modern academy situated on Union Road. Inspected 3 June 2025. |
| **St Peter's Catholic Primary** | 0.9 miles | 18 minutes | Good | Located to the north of Romford, providing high-quality faith-based education. |

Several of these schools sit within a 15-minute walk. Ofsted grades are
point-in-time judgements, not guarantees of a future inspection outcome, and
admission to any of them depends on that year’s applications rather than on
distance alone — check the current admissions criteria with the school.

## Secondary Schools, Academies & Colleges

Several of Havering's larger academies are within reach of Cotleigh Road.

- **St Edward's Church of England Academy**: Located on London Road (0.9 miles / 20-min walk or 10-min bus). A co-educational academy serving ~1,288 students, graded "Good" in all categories. It features an £8.5m expansion for a new SEND school.
- **Marshalls Park Academy**: Located on Pettits Lane (1.8 miles / 10-min drive or bus). A co-educational academy praised for its highly positive ethos and a 16:1 pupil-to-teacher ratio.
- **The Frances Bardsley Academy for Girls**: Situated on Brentwood Road (1.3 to 1.5 miles). A highly accessible, non-selective girls' school with a substantial sixth form, consistently rated "Good".
- **New City College (Romford Campus)**: On Ardleigh Green Road, alongside Quartz House closer to the town centre. Provides A-level and vocational pathways.

### Is the area suitable for families with young children settling long term?

Several primary schools rated Good or Outstanding sit within a 15-minute walk,
[Cottons Park](/parks-and-recreation) is two minutes away, and the houses are
family-sized freeholds rather than flats. Admission is decided by each school's
criteria in the year you apply, not by walking distance, and Ofsted grades are
point-in-time judgements — check both directly before relying on either.

## Related

- [Parks and green spaces](/parks-and-recreation) — Cottons Park and the
  larger parks nearby
- [Area guide](/area-guide) — amenities, transport and the wider RM7 picture
- [Nearby streets](/nearby-streets-and-regeneration) — including Union Road,
  where Concordia Academy sits

## Source

- Canonical URL: https://cotleighroad.com/schools-and-education
- Typed record: https://cotleighroad.com/index.json


---

# Parks, Recreation & Green Spaces

*Category: Living here*
*Topics: green spaces, parks, london borough of havering, cotleigh road, cottons park, raphael park*

The London Borough of Havering has a high green space ratio, benefiting Cotleigh Road residents with nearby parks like Cottons Park and Raphael Park. These parks provide recreational, psychological, and environmental benefits, with amenities like playgrounds, outdoor gyms, and sports pitches. Volunteer groups like The Friends of Cottons Park and Romford Town Wombles maintain and program the parks, making them usable and enjoyable for the community. The proximity of these parks to Cotleigh Road makes them convenient for daily use.

## Key points

- Cottons Park is adjacent to Cotleigh Road, providing a natural sound baffle and visual break
- Raphael Park is a 15- to 18-minute walk from Cotleigh Road, featuring a historic bandstand and ornamental lake
- Volunteer groups maintain and program the parks, making them usable and enjoyable for the community
- The parks offer various amenities like playgrounds, outdoor gyms, and sports pitches
- The proximity of the parks to Cotleigh Road makes them convenient for daily use

## Content

The London Borough of Havering is notable for possessing some of the highest green space ratios of any London borough. Cotleigh Road benefits immensely from this "green-blue" infrastructure, providing essential recreational, psychological, and environmental benefits.

## Cottons Park: The Immediate Amenity

Cottons Park borders the immediate northern and north-eastern edge of Cotleigh Road. For residents, the park is virtually adjacent, equating to a distance of less than 0.1 miles, or a 1- to 2-minute walk from any front door on the street. 

Cottons Park covers 6.43 hectares — just under 16 acres — and is the nearest open space to Cotleigh Road. Its [history runs from a Tudor estate to a wartime decontamination centre](/cottons-park-history). It has:
- A modern children's playground
- An outdoor gym for adult fitness
- A highly popular skate park
- Open sports pitches used for local football and rugby fixtures

The immediate adjacency of Cottons Park acts as a natural sound baffle and visual break against the denser urban development to the south and west. Properties situated on the northern edge of Cotleigh Road naturally command a micro-premium due to the scarcity of park-side freehold living.

## What actually happens in Cottons Park

The park is programmed as well as maintained, largely by a volunteer group —
**The Friends of Cottons Park** — rather than by the council alone. Their
annual **Summer Family Fun Day** is free to attend and has run in successive
Julys, with circus-skills workshops, children's storytelling, animal visits
from Wellgate Farm, inflatables, skate park sessions, face painting and local
food stalls.

Listings survive for the **July 2024** and **July 2025** events. That matters
more than it sounds for a street two minutes' walk away: a park with an active
friends group is one where the play equipment gets replaced and the events
calendar keeps running, and it is the difference between green space on a map
and green space people use.

The friends group is not the only one active here. The **Romford Town Wombles**,
a volunteer litter-picking group, run clean-ups at the park's **London Road
entrance**, including one listed on their calendar for **August 2026** timed
ahead of the summer community events. Two independent volunteer groups working
the same small park is a reasonable proxy for how much local attention it gets.

- [Raring2go! — Cottons Park Summer Family Fun Day, July 2024](https://raring2go.co.uk/event/cottons-park-summer-family-fun-day/)
- [Mum's Guide to Romford — Summer Family Fun Day, July 2024](https://www.mumsguideto.co.uk/romford/event.php?event=Summer-Family-Fun-Day&eventid=6715)
- [Raring2go! — Cottons Park Summer Fun Day, July 2025](https://raring2go.co.uk/event/cottons-park-summer-fun-day/)
- [Romford Town Wombles — clean-up calendar](https://e-voice.org.uk/romfordtownwombles/calendar/item/61394879)

## Raphael Park: The Heritage Destination

Raphael Park is on Main Road to the north-east, about 0.85 miles from central Romford. From Cotleigh Road it is a 15- to 18-minute walk, or about 5 minutes on the 174 or 498 bus.

Raphael Park is a flagship 44-acre public space, renowned regionally for its Grade II listed historical landscape. The park is architecturally centered around a large ornamental lake (Black's Brook water system). It features a historic bandstand, a popular park cafe, high-quality tennis courts, and an open-air theatre. 

## Other Green Assets: Lodge Farm Park & Rom Valley Way

Functioning effectively as a southern extension of Raphael Park is **Lodge Farm Park**. Spanning 12 acres (a 20-minute walk from Cotleigh Road), it is famous locally for hosting a miniature railway operated by the Havering Miniature Railway Club. It also offers well-maintained bowling greens and tennis courts.

The [Romford Town Centre Masterplan](/romford-masterplan) also emphasises "greening" the urban core, including uncovering and renaturalising the River Rom along Rom Valley Way. That scheme is at masterplan stage — identified, not funded or consented.

### How convenient is the local green space for daily use?

Cottons Park is under two minutes from most front doors on the street, which makes it somewhere you use without planning to. Raphael Park, larger and with more in it, is about a 15-minute walk.

## Related

- [Area guide](/area-guide) — how the green space fits with transport, schools and amenities
- [Romford Town Centre Masterplan](/romford-masterplan) — the River Rom proposals
- [Schools near Cotleigh Road](/schools-and-education) — several within the same walking radius

## Source

- Canonical URL: https://cotleighroad.com/parks-and-recreation
- Typed record: https://cotleighroad.com/index.json


---

# Retail, Amenities & Healthcare

*Category: Living here*
*Topics: romford, cotleigh road, london borough of havering, shopping, healthcare, property, buy to let, tenant demand*

Cotleigh Road is a suburban residential street in Romford, located near the town centre and various amenities. The area offers a range of shopping options, including The Brewery, The Liberty, and Romford Market. It is also close to Queen's Hospital, a major employer and regional trauma centre. The page provides information on the local area, including supermarkets, healthcare infrastructure, and tenant demand profile for buy-to-let investors.

## Key points

- Cotleigh Road is located near Romford town centre
- The area offers various shopping options, including The Brewery and Romford Market
- Queen's Hospital is a major employer and regional trauma centre
- The local area has a high density of supermarket provision
- The tenant demand profile is influenced by two large employers: Romford Station and Queen's Hospital

## Content

Cotleigh Road sits at a useful remove: far enough back to keep the quiet of a suburban residential street, close enough to the town centre that daily needs are within a quarter-hour walk.

## Town Centre & Shopping Malls

Romford is designated a **Metropolitan Centre** in the London Plan 2021 — the
second tier of London's town centre hierarchy — and is the largest town centre
in the London Borough of Havering. Its commercial amenities are concentrated a
few hundred metres from Cotleigh Road.

An earlier version of this page called Romford "the fourth largest retail
centre in London". That claim traces only to a letting agent's marketing page
and appears in no council or GLA document, including Havering's own Retail and
Town Centres Study of February 2024. It has been replaced with the designation
that is actually documented.

- **The Brewery**: Located approximately 0.3 miles (a 5- to 7-minute walk) south-east via Waterloo Road. It houses a large Sainsbury's superstore, a 16-screen VUE Cinema, a premium Nuffield Health gym, and numerous dining outlets.
- **The Liberty and The Mercury**: Slightly further east (0.5 miles, an 8- to 10-minute walk), offering hundreds of high-street brands, boutique retailers, and large anchor department stores. The Mercury hosts a secondary cinema complex (Premiere Cinema) and an ASDA superstore.
- **Romford Market**: Operating on Wednesdays, Fridays, and Saturdays, the market has been functioning continuously since 1247. Located approximately 0.5 miles (a 10- to 12-minute walk) from Cotleigh Road, it remains a cultural and commercial focal point.

## Supermarkets and Groceries

The density of supermarket provision around the RM7 postcode is exceptional:

| Supermarket Brand | Location & Context | Est. Walk from Cotleigh Rd | Format / Retail Notes |
| --- | --- | --- | --- |
| **Sainsbury's** | The Brewery Complex | 6 minutes | Major superstore format. |
| **ASDA Superstore** | The Mercury Mall | 11 minutes | Massive floor space incorporating extensive clothing and homewares. |
| **Aldi** | Rom Valley Way | 12 - 14 minutes | High-value discount retailer located just south of the hospital. |
| **Lidl** | Atlanta Boulevard | 9 minutes | Located directly adjacent to Romford Station. |
| **Marks & Spencer** | South Street | 10 minutes | Premium grocery and food-hall offering catering to the higher-income demographic. |

## Healthcare Infrastructure

Queen's Hospital, located on Rom Valley Way, is approximately 0.6 miles from Cotleigh Road (12- to 15-minute walk, 3-minute drive, or 5-minute bus ride). Operated by BHRUT, Queen's Hospital is a massive regional trauma centre and one of the largest single employers in East London.

From a property perspective, the hospital acts as a critical "anchor institution." It generates continuous, highly inelastic demand for local housing from doctors, nurses, and consultants who require close proximity to work due to shift patterns.

### What is the tenant demand profile like for buy-to-let investors focusing on the RM7 postcode?

Two large employers sit within walking distance — Romford Station for commuters and Queen's Hospital, about a 12-minute walk — which gives the local rental market more than one source of demand. That is a structural observation, not a claim that demand is insulated from a downturn; no local market is.

## Related

- [Transport links](/transport-links) — the walk to the station, and which trains actually call there
- [Area guide](/area-guide) — schools, green space and the wider RM7 picture
- [Parks and green spaces](/parks-and-recreation) — Cottons Park, two minutes away

## Source

- Canonical URL: https://cotleighroad.com/shopping-and-amenities
- Typed record: https://cotleighroad.com/index.json


---

# Nearby Streets and the Regeneration Boundary

*Category: The wider town*
*Topics: regeneration, housing, community, london, urbanplanning*

This page covers the streets around Cotleigh Road and the impact of the Waterloo Estate regeneration on the area. The regeneration project aims to bring new homes and amenities to the area, but its effects on the local community and house prices are still uncertain. The page provides information on the project's current status, including the approved plans for 107 new homes and the community garden that has been opened on Cotleigh Road.

## Key points

- Waterloo Estate regeneration project will bring 107 new homes to the area
- The project includes a community garden on Cotleigh Road
- The regeneration may cause disruption to the local community during construction
- The impact on house prices is uncertain and may vary
- The project is part of a larger £1 billion borough-wide housing programme

## Content

Cotleigh Road does not sit in isolation. This page covers the streets immediately around it, and what the regeneration on its western boundary changes at street level.

## Immediate Street Character

Cotleigh Road itself retains a distinctly historical and aesthetically cohesive suburban character. It is primarily composed of freehold residential properties—a typology increasingly scarce in transit-adjacent Greater London zones. The architectural vernacular is a highly attractive blend of late Victorian and Edwardian terraced housing, interspersed with some semi-detached 1930s homes. 

These properties generally feature classic bay windows, detailed brick facades, and private rear gardens. To the west lies Waterloo Road (a major north-south arterial route), and to the south are Exchange Street and Union Road, acting as the primary pedestrian conduits toward the station.

## The Waterloo Estate regeneration

The Waterloo Estate regeneration runs immediately west of Cotleigh Road along
the Waterloo Road corridor. It is a joint venture between Havering Council and
Wates Residential, the flagship site within a £1 billion borough-wide housing
programme.

The consented masterplan allows **up to 1,380 homes**. The phase actually
approved and starting is **107 homes across Plots 9 and 10** — the blocks the
committee report describes as "bounded by Queen Street and Cotleigh Road" —
approved on 26 February 2026 and due to complete late 2028.

The full account, including why the scheme was paused in 2023 and how the unit
count is reported three different ways, is on
[the Waterloo Estate page](/waterloo-estate). What follows is only what bears
on this street.

### What is settled

- **Heights next to Cotleigh Road are at the low end of the consent.** Plot 9
  is part four and part six storeys, Plot 10 a uniform four, against an outline
  consent permitting up to sixteen elsewhere on the site. Boundary setbacks were
  increased at the same time — see the
  [Section 73 amendments](/waterloo-estate#section-73-amendments-plots-9-and-10).
- **The phase is 100% affordable housing**, split 70% social rent and 30%
  intermediate tenure.
- **A community garden opened on Cotleigh Road in July 2023** and was handed to
  residents rather than retained by the developer.

### What is not settled

- Construction duration, working hours, HGV routing and parking during works
  are covered by conditions and a construction management plan, not by the
  outline consent. Havering has run resident consultation sessions specific to
  Cotleigh Road; those decks are the place to look.
- The later phases, including the taller blocks, have no start date.
- Whether any of this moves house prices on Cotleigh Road is not something this
  site can demonstrate. Large regeneration schemes are associated with rising
  values in some places and disruption without uplift in others, and the honest
  position while the first phase is still being built is that nobody knows which
  this will be. Earlier versions of this page asserted the outcome would be
  "overwhelmingly positive", "entirely positive and value-accretive", and that
  local retail would "rapidly gentrify". Those claims had no evidence behind
  them and have been removed.

### Will construction be disruptive?

Yes, in the ordinary way that building 107 homes next to an occupied street is
disruptive: noise, dust, vehicle movements and changes to parking over a build
running into late 2028. Whether that is offset by what replaces it is a
judgement, not a fact, and it will depend on how the conditions are enforced.

## Related

- [The Waterloo Estate regeneration](/waterloo-estate) — the full scheme, its
  approvals and what is still undecided
- [Romford Town Centre Masterplan](/romford-masterplan) — the ring road and the
  wider town centre proposals
- [Transport links](/transport-links) — the routes through these streets to the
  station

## Source

- Canonical URL: https://cotleighroad.com/nearby-streets-and-regeneration
- Typed record: https://cotleighroad.com/index.json


---