12 Meads Lane, IG3 8QA

Upgrade Plan

This certificate lists these measures but records the same score with and without them, so there is no saving or rating gain to attribute to any one of them. That usually means the assessment was incomplete — here the assessor recorded no heating system at all. The costs below are real; a fresh assessment would be the way to find the gain.

Measure	Grant	Net cost	Saving / yr	Payback	Grade effect
Solid wall insulation	—	£9,000typical	—	—	—

Grants verified 20 August 2026. Costs are the register’s indicative ranges, except where marked typical, which this certificate did not price and which are taken instead from comparable homes of the same type.

Running costs

£697

per year at grade C

Restated at the fuel prices assumed in July 2026. This certificate, assessed in 2009, states £420 a year at the prices assumed then. Modelled costs, not a bill.

Sold prices

26 January 2022£380,000

29 May 2009£170,000

2 August 2007£250,000

28 March 2006£235,000

7 April 2003£145,000

1 May 2002£128,000

23 November 2001£110,000

26 August 1998£65,000

Estimated today: £389,784 HPI-indexed estimate, not a valuation

Meads Lane: 191 sales since 1995 · £397,750 average over 10 years

Schools nearby

The schools’ own performance — Progress 8 shows value added, not just raw results.

School	Phase	Distance	Progress
Farnham Green Primary School	Primary	0.2 mi	—
Downshall Primary School	Primary	0.4 mi	—
Barley Lane Primary School	Primary	0.4 mi	—
Chadwell Heath Academy	Secondary	0.6 mi	Progress 8 +0.37 · above average (2023/24)
The Palmer Catholic Academy	Secondary	0.7 mi	Progress 8 +0.49 · above average (2023/24)
Oaks Park High School	Secondary	0.8 mi	Progress 8 +0.63 · well above average (2023/24)

Schools from the DfE register, performance from the KS4 performance tables. Progress 8 is a GCSE measure, so primaries have none. Distance is straight-line from the postcode, not a catchment: admission is decided by the school, not by us.

Area context

Police-recorded crime for the wider neighbourhood, not this address. We grade homes, never neighbourhoods — so this is reported as a count, not a rating.

10.1

crimes a month

111

in the last 12 months

Violence and sexual offences

most common · 46% of the total

Police.uk street-level data for LSOA E01003766, to 2026-06. An LSOA holds about 1,500 people, so this covers far more than one street.

Meads Lane

How this home sits against its street.

115

graded homes

62.1

average score

most common grade

+12.9

this home vs street