Terraced 2 sales on record

104 AMERY GARDENS

ROMFORD, HAVERING, GREATER LONDON, RM2 6RR

£500,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM2 6RR

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Ardleigh Green School	0.2 miles
Shop	Kwik Fit	0.2 miles
Train station	Gidea Park	0.7 miles
Hospital	Suttons Manor Hospital	5.3 miles
University	Arden University Stratford Campus	10.3 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

103 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£500,000 Jan 2026

Price per m²

£4,854/m²

Local average

£622,233 (15 sales)

Street crime

224 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 26/07/2025

Expiry date: 25/07/2035

Current heating cost: £760/year

Potential heating cost: £642/year

Est. upgrade cost to C: £18,250

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	30/01/2026	£500,000	Terraced	+138.1%	£499,038 to April 2026	View transaction
Sold	26/08/2011	£210,000	Terraced	—	£438,592 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£500,000
listed	31/07/2025	£525,000
sold	01/01/2011	£210,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
64 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RU	£520,000	23/01/2026	Terraced
92 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU	£475,000	08/01/2026	Terraced
4 CLUNAS GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RT	£727,500	23/07/2025	Terraced
75 HARWOOD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2NY	£560,000	10/11/2023	Terraced
9 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RX	£500,000	27/10/2023	Terraced
86 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR	£376,000	20/10/2023	Terraced
42 CAMBRIDGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6QU	£530,000	20/10/2023	Terraced
126 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR	£350,000	20/10/2023	Terraced
61 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU	£390,000	30/06/2023	Terraced
19 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU	£360,000	26/04/2023	Terraced
23 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RX	£455,000	10/03/2023	Terraced
70 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RU	£460,000	05/01/2023	Terraced
98 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU	£470,000	09/12/2022	Terraced
70 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2ES	£423,500	05/12/2022	Terraced
118 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR	£450,000	17/10/2022	Terraced
55 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6QA	£610,000	12/10/2022	Terraced
57 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU	£390,000	10/10/2022	Terraced
20 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2ES	£390,000	30/08/2022	Terraced
130 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU	£500,000	25/08/2022	Terraced
130 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR	£400,000	01/08/2022	Terraced

Area average: £466,850 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 43%

10y growth 61.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Havering. Series: Terraced. As of April 2026.

1y (index) 2.5%

5y (index) 18.1%

10y (index) 36.4%

Rental Range

Estimated market rent for Havering. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,408/mo

Realistic £1,564/mo

Optimistic £1,720/mo

Based on Local Authority from postcode lookup → Havering.

LHA (30th percentile) floor for Outer North East London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Upper Brentwood Road, RM2	£2,535/mo	3	0.37 miles	OpenRent
3 Bed Semi-Detached House, Masefield Crescent, RM3	£2,000/mo	3	0.58 miles	OpenRent

Average rent: £2,268/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £283,500

Target investor price (1%) £226,800

Gross yield 5.4%

Cost-to-rent ratio 18.4×

Monthly cashflow £47/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	66
Anti-social behaviour	52
Shoplifting	27
Vehicle crime	27
Other theft	14
Drugs	12
Burglary	7
Public order	7
Theft from the person	4
Possession of weapons	3
Bicycle theft	2
Other crime	2
Robbery	1
Total incidents	224

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ardleigh Green Junior School	Primary	0.2 miles	Outstanding — 29 Jan 2024
Ardleigh Green Infant School	Primary	0.2 miles	Outstanding — 6 May 2024
The Royal Liberty School	Secondary	0.4 miles	Good — 10 Jun 2013
St Mary's Hare Park School	Other	0.5 miles	Good — 27 Jul 2018
Lime Academy Ravensbourne	Other	0.5 miles	Good — 7 Feb 2019

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
02/09/2013	25/08/2013	5	2
29/11/2011	17/11/2011	2	1

# 104 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR

## Property details

- Slug: `21eb1e5` (address key hash: `21eb1e56c5a8392f4e161b1248ddb226bfa14f0b`)
- Postcode: RM2 6RR
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 103 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £500,000 Jan 2026
- Price per m²: £4,854/m²
- Local average: £622,233 (15 sales)
- Street crime: 224 incidents within 1 mile (May 2026)

## Latest sale

- Price: £500,000
- Date: 2026-01-30
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 25/07/2035
- **Current heating cost:** £760/year
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2636-8530-2125-5365)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £500,000 | Terraced | +138.1% | £499,038 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-6948-d8ea-e063-4704a8c0bf7d) |
| Sold | 2011-08-26 | £210,000 | Terraced | — | £438,592 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/332367ac-c1ff-4ee0-8049-db71d303d70e) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 104 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £500,000 | 30/01/2026 | Terraced |
| 104 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £210,000 | 26/08/2011 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [165198782](http://87.117.209.195:8080/listings/9bc1bc2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £500,000 |
| listed | 2025-07-31 | £525,000 |
| sold | 2011-01-01 | £210,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 64 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RU | £520,000 | 23/01/2026 | Terraced |
| 92 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU | £475,000 | 08/01/2026 | Terraced |
| 4 CLUNAS GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RT | £727,500 | 23/07/2025 | Terraced |
| 75 HARWOOD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2NY | £560,000 | 10/11/2023 | Terraced |
| 9 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RX | £500,000 | 27/10/2023 | Terraced |
| 86 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £376,000 | 20/10/2023 | Terraced |
| 42 CAMBRIDGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6QU | £530,000 | 20/10/2023 | Terraced |
| 126 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR | £350,000 | 20/10/2023 | Terraced |
| 61 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU | £390,000 | 30/06/2023 | Terraced |
| 19 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU | £360,000 | 26/04/2023 | Terraced |
| 23 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RX | £455,000 | 10/03/2023 | Terraced |
| 70 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RU | £460,000 | 05/01/2023 | Terraced |
| 98 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU | £470,000 | 09/12/2022 | Terraced |
| 70 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2ES | £423,500 | 05/12/2022 | Terraced |
| 118 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £450,000 | 17/10/2022 | Terraced |
| 55 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6QA | £610,000 | 12/10/2022 | Terraced |
| 57 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU | £390,000 | 10/10/2022 | Terraced |
| 20 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2ES | £390,000 | 30/08/2022 | Terraced |
| 130 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU | £500,000 | 25/08/2022 | Terraced |
| 130 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR | £400,000 | 01/08/2022 | Terraced |

**Area average:** £466,850 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 43%
- **10y growth:** 61.6%

## House Price Index (HM Land Registry)

*Official index for Havering; Terraced series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 18.1%
- **10y growth (index):** 36.4%

## Rental Range

*ONS Price Index of Private Rents (Havering). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,408/mo
- **Realistic:** £1,564/mo
- **Optimistic:** £1,720/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Upper Brentwood Road, RM2 | £2,535/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Semi-Detached House, Masefield Crescent, RM3 | £2,000/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £2,268/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £283,500
- **Target investor price (1%):** £226,800

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,268/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £47/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 66 |
| Anti-social behaviour | 52 |
| Shoplifting | 27 |
| Vehicle crime | 27 |
| Other theft | 14 |
| Drugs | 12 |
| Burglary | 7 |
| Public order | 7 |
| Theft from the person | 4 |
| Possession of weapons | 3 |
| Bicycle theft | 2 |
| Other crime | 2 |
| Robbery | 1 |
| **Total incidents** | **224** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Ardleigh Green Junior School | Primary | 0.2 miles | Outstanding — 29 Jan 2024 |
| Ardleigh Green Infant School | Primary | 0.2 miles | Outstanding — 6 May 2024 |
| The Royal Liberty School | Secondary | 0.4 miles | Good — 10 Jun 2013 |
| St Mary's Hare Park School | Other | 0.5 miles | Good — 27 Jul 2018 |
| Lime Academy Ravensbourne | Other | 0.5 miles | Good — 7 Feb 2019 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9765711
- **Address:** 104 Amery Gardens, ROMFORD, RM2 6RR
- **Certificate Issued:** 02/09/2013
- **Work Completed:** 25/08/2013
- **Items:** 5 window(s), 2 door(s)

### FENSA Certificate #8541489
- **Address:** 104 Amery Gardens, ROMFORD, RM2 6RR
- **Certificate Issued:** 29/11/2011
- **Work Completed:** 17/11/2011
- **Items:** 2 window(s), 1 door(s)