Terraced 2 sales on record

113 RIVERSDALE ROAD

ROMFORD, HAVERING, GREATER LONDON, RM5 2NR

£247,000

Location

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

Nearby

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

Type	Name	Distance
Shop	Boots	0.1 miles
Bus stop	Collier Row / North Romford Community Centre	0.1 miles
Train station	Romford	2.0 miles
Hospital	Suttons Manor Hospital	4.3 miles
University	Arden University Stratford Campus	8.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

66 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£247,000 May 2026

Price per m²

£3,742/m²

Local average

£397,370 (23 sales)

Street crime

205 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 18/09/2020

Expiry date: 17/09/2030

Current heating cost: £616/year

Potential heating cost: £310/year

Est. upgrade cost to C: £22,810

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£10)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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	01/05/2026	£247,000	Terraced	-21.6%	£248,407 to June 2026	View transaction
Sold	16/04/2021	£315,000	Terraced	—	£379,505 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	£247,000
sold	01/01/2021	£315,000
listed	06/10/2020	£325,000

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
70 GELSTHORPE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2LX	£447,000	01/12/2025	Terraced
9 DOWNHAM CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM5 2RD	£415,000	03/11/2025	Terraced
56 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NS	£420,000	11/07/2025	Terraced
62 GELSTHORPE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NA	£410,000	29/01/2025	Terraced
21 CLOCKHOUSE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 3PH	£500,000	02/12/2024	Terraced
4 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NP	£375,000	01/09/2023	Terraced
86 GELSTHORPE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2LX	£475,000	20/03/2023	Terraced
65 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NR	£455,000	09/09/2022	Terraced
123 TURPIN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM5 2LU	£435,000	18/05/2022	Terraced
26 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2ND	£435,000	16/05/2022	Terraced
22 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL	£440,000	06/04/2022	Terraced
15 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2NH	£397,000	04/03/2022	Terraced
17 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2NH	£432,000	25/02/2022	Terraced
43 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL	£346,000	14/01/2022	Terraced
23 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NP	£422,500	06/12/2021	Terraced
20 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NP	£430,000	03/12/2021	Terraced
23 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2NH	£410,000	26/11/2021	Terraced
43 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL	£317,000	11/11/2021	Terraced
49 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL	£650,000	04/10/2021	Terraced
145 TURPIN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM5 2LU	£335,000	30/09/2021	Terraced

Area average: £427,325 (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 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 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 Detached House, Collier Row Road, RM5	£2,700/mo	3	0.28 miles	OpenRent
3 Bed Terraced House, White Hart Lane, RM7	£2,300/mo	3	0.45 miles	OpenRent

Average rent: £2,500/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.01%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 12.1%

Cost-to-rent ratio 8.2×

Monthly cashflow £1,252/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 21%

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)

Registered land (INSPIRE)

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

Plot: ~281 m² (0.07 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	66
Anti-social behaviour	58
Other theft	21
Vehicle crime	21
Public order	14
Burglary	7
Shoplifting	6
Drugs	5
Possession of weapons	3
Other crime	2
Theft from the person	2
Total incidents	205

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
Clockhouse Primary School	Primary	0.2 miles	Outstanding — 16 Jul 2023
St Patrick's Catholic Primary School	Primary	0.3 miles	Good — 15 Jun 2012
Crownfield Junior School	Primary	0.7 miles	Good — 11 Jun 2014
Crownfield Infant School	Primary	0.7 miles	Good — 15 Oct 2014
Oasis Academy Pinewood	Primary	0.7 miles	Good — 17 Nov 2016

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 113 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NR

## Property details

- Slug: `d50a47d` (address key hash: `d50a47dbcbd269356df87241c230945618c4c1d9`)
- Postcode: RM5 2NR
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 66 m²
- EPC rating: E
- Year built: England and Wales: 1930-1949
- Last sold: £247,000 May 2026
- Price per m²: £3,742/m²
- Local average: £397,370 (23 sales)
- Street crime: 205 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £247,000
- Date: 2026-05-01
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 17/09/2030
- **Current heating cost:** £616/year
- **Est. upgrade cost to C:** £22,810

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£10)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/8906-5187-2222-4497-3103)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-01 | £247,000 | Terraced | -21.6% | £248,407 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-5514-8052-e063-4804a8c06ee4) |
| Sold | 2021-04-16 | £315,000 | Terraced | — | £379,505 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/cd5a9dcb-c67e-310a-e053-6c04a8c00a1f) |

*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 |
|---------|-------|------|------|
| 113 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NR | £247,000 | 01/05/2026 | Terraced |
| 113 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NR | £315,000 | 16/04/2021 | Terraced |

## Historic listings

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

- Matched listing: [85526182](http://87.117.209.195:8080/listings/c00a738)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £247,000 |
| sold | 2021-01-01 | £315,000 |
| listed | 2020-10-06 | £325,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 70 GELSTHORPE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2LX | £447,000 | 01/12/2025 | Terraced |
| 9 DOWNHAM CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM5 2RD | £415,000 | 03/11/2025 | Terraced |
| 56 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NS | £420,000 | 11/07/2025 | Terraced |
| 62 GELSTHORPE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NA | £410,000 | 29/01/2025 | Terraced |
| 21 CLOCKHOUSE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 3PH | £500,000 | 02/12/2024 | Terraced |
| 4 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NP | £375,000 | 01/09/2023 | Terraced |
| 86 GELSTHORPE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2LX | £475,000 | 20/03/2023 | Terraced |
| 65 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NR | £455,000 | 09/09/2022 | Terraced |
| 123 TURPIN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM5 2LU | £435,000 | 18/05/2022 | Terraced |
| 26 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2ND | £435,000 | 16/05/2022 | Terraced |
| 22 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL | £440,000 | 06/04/2022 | Terraced |
| 15 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2NH | £397,000 | 04/03/2022 | Terraced |
| 17 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2NH | £432,000 | 25/02/2022 | Terraced |
| 43 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL | £346,000 | 14/01/2022 | Terraced |
| 23 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NP | £422,500 | 06/12/2021 | Terraced |
| 20 RIVERSDALE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2NP | £430,000 | 03/12/2021 | Terraced |
| 23 EATON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM5 2NH | £410,000 | 26/11/2021 | Terraced |
| 43 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL | £317,000 | 11/11/2021 | Terraced |
| 49 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NL | £650,000 | 04/10/2021 | Terraced |
| 145 TURPIN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM5 2LU | £335,000 | 30/09/2021 | Terraced |

**Area average:** £427,325 (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:** 15.5%

## House Price Index (HM Land Registry)

*Official index for Havering; Terraced series; as of June 2026.*

- **1y growth (index):** 4.6%
- **5y growth (index):** 19.1%
- **10y growth (index):** 36.3%

## 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 Detached House, Collier Row Road, RM5 | £2,700/mo | 3 | 0.28 miles | OpenRent |
| 3 Bed Terraced House, White Hart Lane, RM7 | £2,300/mo | 3 | 0.45 miles | OpenRent |

**Average rent: £2,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.01% (strong)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 12.1%
- **Cost-to-rent:** 8.2×
- **Monthly cashflow:** £1,252/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21%

*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 | 58 |
| Other theft | 21 |
| Vehicle crime | 21 |
| Public order | 14 |
| Burglary | 7 |
| Shoplifting | 6 |
| Drugs | 5 |
| Possession of weapons | 3 |
| Other crime | 2 |
| Theft from the person | 2 |
| **Total incidents** | **205** |

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Clockhouse Primary School | Primary | 0.2 miles | Outstanding — 16 Jul 2023 |
| St Patrick's Catholic Primary School | Primary | 0.3 miles | Good — 15 Jun 2012 |
| Crownfield Junior School | Primary | 0.7 miles | Good — 11 Jun 2014 |
| Crownfield Infant School | Primary | 0.7 miles | Good — 15 Oct 2014 |
| Oasis Academy Pinewood | Primary | 0.7 miles | Good — 17 Nov 2016 |