# 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 |
| 126 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR | £350,000 | 20/10/2023 | 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 |
| 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)