Flats/Maisonettes 2 sales on record

RIVERWOOD COURT

101 FLAT 14 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA

£295,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM11 2FA

Nearby

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

Type	Name	Distance
Bus stop	Hardley Crescent	0.2 miles
Shop	Kwik Fit	0.4 miles
Train station	Gidea Park	0.5 miles
Hospital	Suttons Manor Hospital	5.4 miles
University	Arden University Stratford Campus	10.2 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£295,000 Mar 2026

Local average

£279,895 (19 sales)

Street crime

180 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/03/2026	£295,000	Flat	+9.3%	£295,000 to March 2026	View transaction
Sold	24/02/2017	£270,000	Flat	—	£291,973 to March 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	£295,000
listed	27/03/2025	£300,000
sold	01/01/2017	£270,000

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
WOODGATE COURT, 98 FLAT 13 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EX	£312,500	07/01/2026	Flat
THE RAILSTORE 13 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN	£420,000	12/12/2025	Flat
THE RAILSTORE 34 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN	£307,500	08/12/2025	Flat
THE RAILSTORE 37 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH	£348,500	31/10/2025	Flat
EDINBURGH HOUSE 10 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JP	£140,000	28/01/2025	Flat
RIVERWOOD COURT, 101 FLAT 18 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA	£235,000	27/11/2023	Flat
NYALL COURT FLAT 18 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GE	£227,500	10/11/2023	Flat
THE RAILSTORE 6 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN	£330,000	30/10/2023	Flat
189A ARDLEIGH GREEN ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2SD	£150,000	24/10/2023	Flat
SOUTHWOOD COURT, 97 FLAT 9 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA	£320,000	13/10/2023	Flat
MOUNTBATTEN HOUSE 27 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JT	£220,000	07/09/2023	Flat
EDINBURGH HOUSE 13 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JP	£180,000	16/08/2023	Flat
THE RAILSTORE 2 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH	£237,500	21/07/2023	Flat
NYALL COURT FLAT 51 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GE	£433,000	13/07/2023	Flat
THE RAILSTORE 48 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH	£326,000	15/06/2023	Flat
RIVERWOOD COURT, 101 FLAT 37 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA	£300,000	14/04/2023	Flat
RIVERWOOD COURT, 101 FLAT 5 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA	£135,000	11/04/2023	Flat
TALLIS COURT FLAT 20 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GH	£200,000	01/02/2023	Flat
COOPERS COURT FLAT 13 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GD	£282,000	12/01/2023	Flat
COOPERS COURT FLAT 9 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GD	£202,000	21/12/2022	Flat

Area average: £265,325 (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 -5.6%

10y growth 14.7%

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

1y (index) -4.2%

5y (index) 4.8%

10y (index) 17.1%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/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
2 Bed Flat, Haynes Park Court, RM11	£1,675/mo	2	0.65 miles	OpenRent
2 Bed Flat, Station Lane, RM12	£1,850/mo	2	1.71 miles	OpenRent

Average rent: £1,763/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%

Max investor price (0.8%) £220,375

Target investor price (1%) £176,300

Gross yield 7.2%

Cost-to-rent ratio 13.9×

Monthly cashflow £400/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.6%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	26
Vehicle crime	25
Public order	14
Shoplifting	13
Other theft	11
Criminal damage and arson	6
Drugs	5
Other crime	5
Possession of weapons	4
Robbery	4
Theft from the person	4
Burglary	3
Bicycle theft	2
Total incidents	180

Within 1 mile during Apr 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	0.2 miles	Good — 10 Jun 2013
St Mary's Hare Park School	Other	0.3 miles	Good — 27 Jul 2018
Gidea Park Preparatory School and Nursery	Other	0.7 miles	— (No rating)

FENSA

No FENSA certificates found for this address.

# RIVERWOOD COURT, 101 FLAT 14 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA

## Property details

- Slug: `7457cfe` (address key hash: `7457cfef21871b85dfaefbd5e8a365975060b9bb`)
- Postcode: RM11 2FA
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £295,000 Mar 2026
- Local average: £279,895 (19 sales)
- Street crime: 180 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £295,000
- Date: 2026-03-16
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-16 | £295,000 | Flat | +9.3% | £295,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-d354-8922-e063-4804a8c094d0) |
| Sold | 2017-02-24 | £270,000 | Flat | — | £291,973 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/55bdcae5-9439-521d-e053-6b04a8c0dd7a) |

*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 |
|---------|-------|------|------|
| RIVERWOOD COURT, 101 FLAT 14 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £295,000 | 16/03/2026 | Flat |
| RIVERWOOD COURT, 101 FLAT 14 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £270,000 | 24/02/2017 | Flat |

## Historic listings

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

- Matched listing: [159883757](http://87.117.209.195:8080/listings/228f97b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £295,000 |
| listed | 2025-03-27 | £300,000 |
| sold | 2017-01-01 | £270,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WOODGATE COURT, 98 FLAT 13 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EX | £312,500 | 07/01/2026 | Flat |
| THE RAILSTORE 13 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN | £420,000 | 12/12/2025 | Flat |
| THE RAILSTORE 34 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN | £307,500 | 08/12/2025 | Flat |
| THE RAILSTORE 37 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH | £348,500 | 31/10/2025 | Flat |
| EDINBURGH HOUSE 10 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JP | £140,000 | 28/01/2025 | Flat |
| RIVERWOOD COURT, 101 FLAT 18 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £235,000 | 27/11/2023 | Flat |
| NYALL COURT FLAT 18 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GE | £227,500 | 10/11/2023 | Flat |
| THE RAILSTORE 6 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN | £330,000 | 30/10/2023 | Flat |
| 189A ARDLEIGH GREEN ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2SD | £150,000 | 24/10/2023 | Flat |
| SOUTHWOOD COURT, 97 FLAT 9 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £320,000 | 13/10/2023 | Flat |
| MOUNTBATTEN HOUSE 27 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JT | £220,000 | 07/09/2023 | Flat |
| EDINBURGH HOUSE 13 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JP | £180,000 | 16/08/2023 | Flat |
| THE RAILSTORE 2 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH | £237,500 | 21/07/2023 | Flat |
| NYALL COURT FLAT 51 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GE | £433,000 | 13/07/2023 | Flat |
| THE RAILSTORE 48 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH | £326,000 | 15/06/2023 | Flat |
| RIVERWOOD COURT, 101 FLAT 37 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £300,000 | 14/04/2023 | Flat |
| RIVERWOOD COURT, 101 FLAT 5 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £135,000 | 11/04/2023 | Flat |
| TALLIS COURT FLAT 20 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GH | £200,000 | 01/02/2023 | Flat |
| COOPERS COURT FLAT 13 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GD | £282,000 | 12/01/2023 | Flat |
| COOPERS COURT FLAT 9 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GD | £202,000 | 21/12/2022 | Flat |

**Area average:** £265,325 (20 sales)

## Capital growth trend

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

- **5y growth:** -5.6%
- **10y growth:** 14.7%

## House Price Index (HM Land Registry)

*Official index for Havering; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** 4.8%
- **10y growth (index):** 17.1%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/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 |
|------|------|------|------|------|
| 2 Bed Flat, Haynes Park Court, RM11 | £1,675/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Station Lane, RM12 | £1,850/mo | 2 | 1.71 miles | OpenRent |

**Average rent: £1,763/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £220,375
- **Target investor price (1%):** £176,300

*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 £1,763/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £400/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.6%

*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:** Job (default Low)

[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 | 58 |
| Anti-social behaviour | 26 |
| Vehicle crime | 25 |
| Public order | 14 |
| Shoplifting | 13 |
| Other theft | 11 |
| Criminal damage and arson | 6 |
| Drugs | 5 |
| Other crime | 5 |
| Possession of weapons | 4 |
| Robbery | 4 |
| Theft from the person | 4 |
| Burglary | 3 |
| Bicycle theft | 2 |
| **Total incidents** | **180** |

*Within 1 mile during Apr 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 | 0.2 miles | Good — 10 Jun 2013 |
| St Mary's Hare Park School | Other | 0.3 miles | Good — 27 Jul 2018 |
| Gidea Park Preparatory School and Nursery | Other | 0.7 miles | — (No rating) |