# 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
- Bedrooms: 4
- Bathrooms: 2
- 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 |

## Historic listings

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

- Matched listing: [163504514](http://87.117.209.195:8080/listings/24513ff)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £473,000 |
| listed | 2025-06-18 | £475,000 |
| sold | 2004-01-01 | £195,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 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:** 45.7%

## 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 in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). 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)