Terraced

54 GENEVA GARDENS

ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SL

£473,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM6 6SL

Nearby

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

Type	Name	Distance
Bus stop	Geneva Gardens	0.2 miles
Shop	Direct Golf Romford	0.2 miles
Train station	Chadwell Heath	0.8 miles
Hospital	Neonatal Unit, L1 Z2	5.8 miles
University	Arden University Stratford Campus	6.8 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

99 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£473,000 Feb 2026

Price per m²

£4,778/m²

Local average

£482,707 (29 sales)

Street crime

332 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 28/05/2025

Current heating cost: £777/year

Potential heating cost: £581/year

Est. upgrade cost to C: £19,675

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	11/02/2026	£473,000	Terraced	—	£470,287 to March 2026	View transaction

Historic listings

Checking public listings for past sale and let events matched to this address. Refresh in a few minutes.

Sold comparables

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

Address	Price	Date	Type
66 GENEVA GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SL	£490,000	10/12/2025	Terraced
12 KELLY WAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XH	£385,000	21/11/2023	Terraced
4 KELLY WAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XH	£400,000	25/08/2023	Terraced
15 HAVERING GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 5BH	£550,000	28/07/2023	Terraced
53 GENEVA GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 6SL	£400,000	06/02/2023	Terraced
52 PORTLAND GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 5UJ	£450,000	02/12/2022	Terraced
14 KELLY WAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XH	£450,000	14/10/2022	Terraced
1C PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SH	£470,000	09/09/2022	Terraced
18 LANSBURY AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SD	£385,000	26/08/2022	Terraced
34 MORLEY ROAD, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XB	£468,000	15/08/2022	Terraced
24 BERESFORD GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6RX	£545,000	29/07/2022	Terraced
4 WEST PARK CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XT	£380,000	27/07/2022	Terraced
59 HAVERING GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 5BH	£500,000	20/07/2022	Terraced
38 PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SH	£445,000	29/06/2022	Terraced
23 MORLEY ROAD, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6UX	£415,000	24/06/2022	Terraced
48 PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SH	£482,000	01/06/2022	Terraced
54 PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SJ	£600,000	01/06/2022	Terraced
40 PORTLAND GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 5UJ	£485,000	18/05/2022	Terraced
81 EAST ROAD, CHADWELL HEATH, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6YS	£457,000	29/04/2022	Terraced
27 BERESFORD GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6RX	£522,500	15/03/2022	Terraced

Area average: £463,975 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 21.1%

10y growth 46.9%

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

1y (index) 0.4%

5y (index) 18.6%

10y (index) 36.5%

Rental Range

Estimated market rent for Barking and Dagenham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,519/mo

Realistic £1,688/mo

Optimistic £1,857/mo

Based on Local Authority from postcode lookup → Barking and Dagenham.

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

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Chadwell Heath, RM6	£2,200/mo	3	0.31 miles	OpenRent
1 Bed Flat, Alexandra Road, RM6	£1,300/mo	1	0.33 miles	OpenRent
2 Bed Flat, Ashton Court, RM6	£1,495/mo	2	0.45 miles	OpenRent
1 Bed Flat, Bakery Close, RM6	£1,300/mo	1	0.47 miles	OpenRent
2 Bed Flat, Romford, RM6	£1,650/mo	2	0.48 miles	OpenRent
3 Bed Flat, Romford, RM6	£2,500/mo	3	0.48 miles	OpenRent
3 Bed Flat, I, RM6	£1,000/mo	3	0.48 miles	OpenRent
2 Bed Flat, High Road, RM6	£1,600/mo	2	0.48 miles	OpenRent
2 Bed Flat, High Road, RM6	£1,600/mo	2	0.49 miles	OpenRent
2 Bed Flat, High Road, RM6	£1,600/mo	2	0.49 miles	OpenRent
3 Bed Flat, High Road, RM6	£2,400/mo	3	0.49 miles	OpenRent

Average rent: £1,695/mo (11 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 4.1%

Cost-to-rent ratio 24.6×

Monthly cashflow £-448/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.9%

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	110
Anti-social behaviour	74
Vehicle crime	32
Shoplifting	24
Public order	21
Criminal damage and arson	18
Other theft	16
Drugs	13
Burglary	9
Robbery	9
Other crime	2
Theft from the person	2
Bicycle theft	1
Possession of weapons	1
Total incidents	332

Within 1 mile during Mar 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
The Warren School	Secondary	0.2 miles	Outstanding — 16 Jun 2024
Warren Junior School	Primary	0.3 miles	Outstanding — 28 Apr 2024
St Bede's Catholic Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Furze Infant School	Primary	0.5 miles	Good — 25 Feb 2019
Rose Lane Primary School	Primary	0.5 miles	Requires improvement — 6 May 2024

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
19/09/2011	02/09/2011	9	2
09/05/2011	11/02/2011	9	2

# 54 GENEVA GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SL

## Property details

- Slug: `b60fbbf` (address key hash: `b60fbbfc9fed6cfe736b82742bcfc8f6763bda8e`)
- Postcode: RM6 6SL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 99 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £473,000 Feb 2026
- Price per m²: £4,778/m²
- Local average: £482,707 (29 sales)
- Street crime: 332 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £473,000
- Date: 2026-02-11
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £777/year
- **Est. upgrade cost to C:** £19,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2127-1726-8401-6911-3921)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-11 | £473,000 | Terraced | — | £470,287 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-1055-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 54 GENEVA GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SL | £473,000 | 11/02/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 66 GENEVA GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SL | £490,000 | 10/12/2025 | Terraced |
| 12 KELLY WAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XH | £385,000 | 21/11/2023 | Terraced |
| 4 KELLY WAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XH | £400,000 | 25/08/2023 | Terraced |
| 15 HAVERING GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 5BH | £550,000 | 28/07/2023 | Terraced |
| 53 GENEVA GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 6SL | £400,000 | 06/02/2023 | Terraced |
| 52 PORTLAND GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 5UJ | £450,000 | 02/12/2022 | Terraced |
| 14 KELLY WAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XH | £450,000 | 14/10/2022 | Terraced |
| 1C PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SH | £470,000 | 09/09/2022 | Terraced |
| 18 LANSBURY AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SD | £385,000 | 26/08/2022 | Terraced |
| 34 MORLEY ROAD, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XB | £468,000 | 15/08/2022 | Terraced |
| 24 BERESFORD GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6RX | £545,000 | 29/07/2022 | Terraced |
| 4 WEST PARK CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6XT | £380,000 | 27/07/2022 | Terraced |
| 59 HAVERING GARDENS, ROMFORD, REDBRIDGE, GREATER LONDON, RM6 5BH | £500,000 | 20/07/2022 | Terraced |
| 38 PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SH | £445,000 | 29/06/2022 | Terraced |
| 23 MORLEY ROAD, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6UX | £415,000 | 24/06/2022 | Terraced |
| 48 PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SH | £482,000 | 01/06/2022 | Terraced |
| 54 PEMBERTON GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6SJ | £600,000 | 01/06/2022 | Terraced |
| 40 PORTLAND GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 5UJ | £485,000 | 18/05/2022 | Terraced |
| 81 EAST ROAD, CHADWELL HEATH, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6YS | £457,000 | 29/04/2022 | Terraced |
| 27 BERESFORD GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM6 6RX | £522,500 | 15/03/2022 | Terraced |

**Area average:** £463,975 (20 sales)

## Capital growth trend

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

- **5y growth:** 21.1%
- **10y growth:** 46.9%

## House Price Index (HM Land Registry)

*Official index for Barking and Dagenham; Terraced series; as of March 2026.*

- **1y growth (index):** 0.4%
- **5y growth (index):** 18.6%
- **10y growth (index):** 36.5%

## Rental Range

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

- **Low:** £1,519/mo
- **Realistic:** £1,688/mo
- **Optimistic:** £1,857/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Chadwell Heath, RM6 | £2,200/mo | 3 | 0.31 miles | OpenRent |
| 1 Bed Flat, Alexandra Road, RM6 | £1,300/mo | 1 | 0.33 miles | OpenRent |
| 2 Bed Flat, Ashton Court, RM6 | £1,495/mo | 2 | 0.45 miles | OpenRent |
| 1 Bed Flat, Bakery Close, RM6 | £1,300/mo | 1 | 0.47 miles | OpenRent |
| 2 Bed Flat, Romford, RM6 | £1,650/mo | 2 | 0.48 miles | OpenRent |
| 3 Bed Flat, Romford, RM6 | £2,500/mo | 3 | 0.48 miles | OpenRent |
| 3 Bed Flat, I, RM6 | £1,000/mo | 3 | 0.48 miles | OpenRent |
| 2 Bed Flat, High Road, RM6 | £1,600/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, High Road, RM6 | £1,600/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, High Road, RM6 | £1,600/mo | 2 | 0.49 miles | OpenRent |
| 3 Bed Flat, High Road, RM6 | £2,400/mo | 3 | 0.49 miles | OpenRent |

**Average rent: £1,695/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.6×
- **Monthly cashflow:** £-448/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.9%

*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 | 110 |
| Anti-social behaviour | 74 |
| Vehicle crime | 32 |
| Shoplifting | 24 |
| Public order | 21 |
| Criminal damage and arson | 18 |
| Other theft | 16 |
| Drugs | 13 |
| Burglary | 9 |
| Robbery | 9 |
| Other crime | 2 |
| Theft from the person | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **332** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| The Warren School | Secondary | 0.2 miles | Outstanding — 16 Jun 2024 |
| Warren Junior School | Primary | 0.3 miles | Outstanding — 28 Apr 2024 |
| St Bede's Catholic Primary School | Primary | 0.5 miles | — (Inspected (no overall grade)) |
| Furze Infant School | Primary | 0.5 miles | Good — 25 Feb 2019 |
| Rose Lane Primary School | Primary | 0.5 miles | Requires improvement — 6 May 2024 |

## FENSA Certificates

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

### FENSA Certificate #8391225
- **Address:** 54 Geneva Gardens, ROMFORD, RM6 6SL
- **Certificate Issued:** 19/09/2011
- **Work Completed:** 02/09/2011
- **Items:** 9 window(s), 2 door(s)

### FENSA Certificate #8135218
- **Address:** 54 Geneva Gardens, ROMFORD, RM6 6SL
- **Certificate Issued:** 09/05/2011
- **Work Completed:** 11/02/2011
- **Items:** 9 window(s), 2 door(s)