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

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.

It sits alongside the valuation matrix, 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 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, 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#

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.

Area price growth#

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 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 — the correlation analysis that finds this method wanting, and the reason to read this page sceptically
• The valuation matrix — per-address estimates from the providers themselves, rather than derived from floor area
• Growth since the last sale — the same houses measured a third way
• Sources — where the floor areas and sale prices come from