Terraced

7 BAMFORD WAY

ROMFORD, HAVERING, GREATER LONDON, RM5 2HS

£405,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM5 2HS

Nearby

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

Type Name Distance
Bus stop Portmore Gardens 0.1 miles
Shop Boots 0.6 miles
Train station Romford 2.5 miles
Hospital Suttons Manor Hospital 3.9 miles
University Arden University Stratford Campus 8.5 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

3

Bathrooms

1

Floor area

72 m²

EPC rating

D

Year built

England and Wales: 1976-1982

Last sold

£405,000 Mar 2026

Price per m²

£5,625/m²

Local average

£397,370 (23 sales)

Street crime

155 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 04/11/2025

Expiry date: 03/11/2035

Current heating cost: £811/year

Potential heating cost: £547/year

Est. upgrade cost to C: £17,550

Recommendations

  • Increase loft insulation to 270 mm (£900 - £1,200)
  • Floor insulation (suspended floor) (£5,000 - £10,000)
  • 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 27/03/2026 £405,000 Terraced — £416,403 to June 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 £405,000
listed 04/11/2025 £400,000
sold 01/01/2001 £97,000

Photos · Open listing

Open image 1 from listing 168981215 Open image 2 from listing 168981215 Open image 3 from listing 168981215 Open image 4 from listing 168981215 Open image 5 from listing 168981215 Open image 6 from listing 168981215 Open image 7 from listing 168981215 Open image 8 from listing 168981215 Open image 9 from listing 168981215 Open image 10 from listing 168981215 Open image 11 from listing 168981215 Open image 12 from listing 168981215

Sold comparables

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

Address Price Date Type
21 PATMORE WAY, ROMFORD, HAVERING, GREATER LONDON, RM5 2HE £381,000 12/01/2026 Terraced
15 CHARLOTTE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2HJ £442,500 28/11/2025 Terraced
37 CORNELL WAY, ROMFORD, HAVERING, GREATER LONDON, RM5 2HN £428,000 22/11/2023 Terraced
12 UDALL GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2JX £290,000 27/10/2023 Terraced
1A BROWNE CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM5 2HD £390,000 30/05/2023 Terraced
295 LODGE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 2EX £300,000 19/05/2023 Terraced
150 CHARLOTTE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2PS £400,000 10/03/2023 Terraced
43 CORNELL WAY, ROMFORD, HAVERING, GREATER LONDON, RM5 2HN £457,000 06/10/2022 Terraced
41 NAVARRE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2HL £415,000 30/09/2022 Terraced
108 CHARLOTTE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2ED £428,000 30/09/2022 Terraced
134 CHARLOTTE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2PS £400,000 30/08/2022 Terraced
15 BROWNE CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM5 2HD £500,000 26/07/2022 Terraced
5 BAMFORD WAY, ROMFORD, HAVERING, GREATER LONDON, RM5 2HS £412,000 27/06/2022 Terraced
10 FOX CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM5 2LL £385,000 24/06/2022 Terraced
122 CHARLOTTE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2ED £400,000 05/05/2022 Terraced
281 LODGE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 2EX £335,000 29/04/2022 Terraced
30 CHARLOTTE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2ED £430,000 08/04/2022 Terraced
27 MORANT GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2HU £355,000 24/01/2022 Terraced
46 NAVARRE GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM5 2QR £387,000 20/01/2022 Terraced
283 LODGE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 2EX £360,000 20/12/2021 Terraced

Area average: £394,775 (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 15.5%

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

1y (index) 4.6%
5y (index) 19.1%
10y (index) 36.3%

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 in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title Rent Beds Distance As seen on
5 Bed Terraced House, Lodge Lane, RM5 £3,500/mo 5 0.26 miles OpenRent

Average rent: £3,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.86%
Max investor price (0.8%) £437,500
Target investor price (1%) £350,000
Gross yield 10.4%
Cost-to-rent ratio 9.6×
Monthly cashflow £1,530/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 15.6%
  • 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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~130 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category Count
Violence and sexual offences 51
Anti-social behaviour 42
Other theft 21
Vehicle crime 15
Public order 8
Shoplifting 6
Burglary 4
Drugs 2
Other crime 2
Possession of weapons 2
Theft from the person 2
Total incidents 155

Within 1 mile during Jul 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
Oasis Academy Pinewood Primary 0.3 miles Good — 17 Nov 2016
Clockhouse Primary School Primary 0.4 miles Outstanding — 16 Jul 2023
St Patrick's Catholic Primary School Primary 0.8 miles Good — 15 Jun 2012
Immanuel School Other 0.8 miles — (No rating)
Bower Park Academy Secondary 1.0 miles Good — 18 Oct 2023

FENSA

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