Reference
Sources and References
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.
Updated 4 min read
- 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
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 — 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 page.
HM Land Registry Price Paid Data — sold prices and dates, covering every registered property transaction in England and Wales. The UK House Price Index 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.
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. 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, Zoopla's estimates, Rightmove's estimates, the head-to-head and growth since the last sale 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 — 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.
Havering Council planning portal — the two applications that granted the current phase of the Waterloo Estate: P1293.25 Reserved Matters and P1297.25 Section 73, both determined by Strategic Planning Committee on 26 February 2026.
The "12 Estates" programme — 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. Havering's page for this site is Waterloo & Queen Street.
The London Plan 2021 — Romford's designation as a Metropolitan Centre and as an Opportunity Area. The GLA's 2025 Romford Opportunity Area Pen Portrait carries the current targets and delivery figures.
Planning approval for Blocks 9 and 10, 26 February 2026 — reported by Havering Council and The Havering Daily.
Community and local life
The Friends of Cottons Park — Summer Family Fun Day listings for July 2024 and July 2025 via Raring2go!, and Mum's Guide to Romford.
Romford Town Wombles — the volunteer clean-up calendar for the London Road entrance to Cottons Park.
St Andrew's Church, Romford — the Wednesday community café and the Little Fishes playgroup.
Havering Council news archive, July 2023 — the opening and resident handover of the Cotleigh Road community garden on 22 July 2023.
Romanian Orthodox Archdiocese of Great Britain and Ireland — 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 — 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.
1911 census records — the residency of Alice Maud Wilson at 43 Cotleigh Road.
Ofsted — school ratings, each cited with its inspection date.
**Robert Bevan, Romford Town Centre: History & Heritage Assessment, Authentic Futures, October 2020** — the report itself, prepared as baseline evidence for the masterplan SPD. Cited page by page on the history of Romford town centre.
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.