Upgrade Plan
Get upgrade quotes| Measure | Grant | Net cost | Saving / yr | Payback | Grade effect |
|---|---|---|---|---|---|
| Floor insulation(optional, beyond C) | — | £800 – £1,200 | £69 | 14.4 yrs | +2.5 pts |
| Band A condensing boiler(optional, beyond C) | — | £2,200 – £3,000 | £43 | 50+ yrs | +1.5 pts |
Grants verified 20 August 2026. Costs are the register’s indicative ranges. Savings are restated at the fuel prices assumed in July 2026. Points per measure are estimated from 19.9 million certificates and rescaled to this home’s own certificate delta; the total is the register’s figure.
Running costs
Restated at the fuel prices assumed in July 2026. This certificate, assessed in 2013, states £431 a year at the prices assumed then. Modelled costs, not a bill.
Sold prices
Estimated today: £192,229 HPI-indexed estimate, not a valuation
Abbs Cross Gardens: 134 sales since 1995 · £236,303 average over 10 years
Schools nearby
The schools’ own performance — Progress 8 shows value added, not just raw results.
| School | Phase | Distance | Progress |
|---|---|---|---|
| Langtons Infant School & Nursery | Primary | 0.3 mi | — |
| Langtons Junior Academy | Primary | 0.3 mi | — |
| Towers Junior School | Primary | 0.5 mi | — |
| Abbs Cross Academy and Arts College | Secondary | 0.7 mi | Progress 8 -0.24 · below average (2023/24) |
| Hornchurch High School | Secondary | 0.7 mi | Progress 8 +0.32 · above average (2023/24) |
| Sanders Draper | Secondary | 0.8 mi | Progress 8 -0.37 · below 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.
Police.uk street-level data for LSOA E01002361, to 2026-06. An LSOA holds about 1,500 people, so this covers far more than one street.
Abbs Cross Gardens
How this home sits against its street.