Semi-Detached

30 LILAC GARDENS

ROMFORD, HAVERING, GREATER LONDON, RM7 0RJ

£630,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM7 0RJ

Nearby

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

Type	Name	Distance
Bus stop	Dagenham Road	0.1 miles
Shop	Evans 2	0.1 miles
Train station	Romford	0.7 miles
Hospital	Suttons Manor Hospital	6.7 miles
University	Arden University Stratford Campus	8.2 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

129 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£630,000 Feb 2026

Price per m²

£4,884/m²

Local average

£496,476 (25 sales)

Street crime

539 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 08/10/2025

Expiry date: 07/10/2035

Current heating cost: £1,308/year

Potential heating cost: £740/year

Est. upgrade cost to C: £28,835

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

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
Replace boiler with new condensing boiler (£2,200 - £3,500)
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	12/02/2026	£630,000	Semi-detached	—	£629,395 to April 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	£630,000
listed	09/10/2025	£640,000

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
48 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£450,000	09/01/2026	Semi-detached
33 LINCOLN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0SJ	£470,000	28/11/2025	Semi-detached
61 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£450,000	04/02/2025	Semi-detached
161 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PX	£515,000	08/12/2023	Semi-detached
59 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£524,000	24/11/2023	Semi-detached
50 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£445,000	13/10/2023	Semi-detached
133 DAGENHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0TL	£400,000	15/09/2023	Semi-detached
43A GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£460,000	27/06/2023	Semi-detached
31 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SR	£380,000	11/04/2023	Semi-detached
37 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£405,000	03/04/2023	Semi-detached
44 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XH	£454,000	06/01/2023	Semi-detached
7 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ	£420,000	15/12/2022	Semi-detached
42 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£367,500	24/08/2022	Semi-detached
11 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XB	£580,000	24/08/2022	Semi-detached
75 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£385,000	18/08/2022	Semi-detached
52 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£470,000	05/08/2022	Semi-detached
19 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£431,500	22/07/2022	Semi-detached
7 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QD	£450,000	22/07/2022	Semi-detached
6 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ	£365,000	15/07/2022	Semi-detached
82 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SJ	£430,000	15/07/2022	Semi-detached

Area average: £442,600 (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 19.1%

10y growth 38.3%

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

1y (index) 1.2%

5y (index) 20%

10y (index) 37%

Rental Range

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

Low £1,521/mo

Realistic £1,690/mo

Optimistic £1,859/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 in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed End Terrace, Rush Green Road, RM7	£2,400/mo	4	0.29 miles	OpenRent
2 Bed Flat, Roneo Corner, RM12	£1,450/mo	2	0.41 miles	OpenRent
2 Bed Flat, Maxwell Road, RM7	£1,875/mo	2	0.48 miles	OpenRent
2 Bed Flat, Meridien, RM11	£1,800/mo	2	0.49 miles	OpenRent
1 Bed Flat, Wave Court, RM7	£1,350/mo	1	0.51 miles	OpenRent
1 Bed Flat, Maxwell Road, RM7	£1,400/mo	1	0.51 miles	OpenRent
2 Bed Flat, Crown Drive, RM7	£1,850/mo	2	0.51 miles	OpenRent
2 Bed Penthouse, Wave Court, RM7	£2,250/mo	2	0.53 miles	OpenRent
2 Bed Flat, Opal House, RM1	£1,895/mo	2	0.65 miles	OpenRent
2 Bed Flat, Regarth Avenue, RM1	£1,900/mo	2	0.66 miles	OpenRent
1 Bed Flat, Dalwood House, RM7	£1,400/mo	1	0.71 miles	OpenRent
2 Bed Flat, Oriel House, RM7	£1,795/mo	2	0.72 miles	OpenRent
2 Bed Flat, London Road, RM7	£1,495/mo	2	0.77 miles	OpenRent
4 Bed Terraced House, Park Crescent, RM11	£2,650/mo	4	0.83 miles	OpenRent
1 Bed Flat, South Street, RM1	£1,450/mo	1	0.85 miles	OpenRent

Average rent: £1,797/mo (15 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £225,000

Target investor price (1%) £180,000

Gross yield 3.4%

Cost-to-rent ratio 29.2×

Monthly cashflow £-886/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.8%

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	160
Anti-social behaviour	112
Shoplifting	70
Vehicle crime	48
Other theft	38
Drugs	29
Public order	27
Burglary	14
Other crime	13
Theft from the person	13
Robbery	11
Possession of weapons	2
Bicycle theft	1
Criminal damage and arson	1
Total incidents	539

Within 1 mile during May 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
Rush Green Primary School	Primary	0.1 miles	Good — 1 Sep 2014
Barking and Dagenham College	Other	0.3 miles	— (No rating)
Concordia Academy	Primary	0.5 miles	Outstanding — 4 Jul 2019
Harrow Lodge Primary School	Primary	0.7 miles	Outstanding — 21 Sep 2022
St Mary's Catholic Primary School	Primary	0.8 miles	Good — 3 Oct 2013

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
16/02/2016	13/01/2016	1	—
04/09/2015	13/05/2015	5	—

# 30 LILAC GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM7 0RJ

## Property details

- Slug: `f851d2e` (address key hash: `f851d2ed784a678a8232a7cd32f0bce229bc175c`)
- Postcode: RM7 0RJ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 5
- Bathrooms: 2
- Floor area: 129 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £630,000 Feb 2026
- Price per m²: £4,884/m²
- Local average: £496,476 (25 sales)
- Street crime: 539 incidents within 1 mile (May 2026)

## Latest sale

- Price: £630,000
- Date: 2026-02-12
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/10/2035
- **Current heating cost:** £1,308/year
- **Est. upgrade cost to C:** £28,835

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6535-0420-1509-0468-5202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-12 | £630,000 | Semi-detached | — | £629,395 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-6926-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 |
|---------|-------|------|------|
| 30 LILAC GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM7 0RJ | £630,000 | 12/02/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [168049679](http://87.117.209.195:8080/listings/8b4ec23)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £630,000 |
| listed | 2025-10-09 | £640,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £450,000 | 09/01/2026 | Semi-detached |
| 33 LINCOLN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0SJ | £470,000 | 28/11/2025 | Semi-detached |
| 61 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £450,000 | 04/02/2025 | Semi-detached |
| 161 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PX | £515,000 | 08/12/2023 | Semi-detached |
| 59 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £524,000 | 24/11/2023 | Semi-detached |
| 50 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £445,000 | 13/10/2023 | Semi-detached |
| 133 DAGENHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0TL | £400,000 | 15/09/2023 | Semi-detached |
| 43A GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £460,000 | 27/06/2023 | Semi-detached |
| 31 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SR | £380,000 | 11/04/2023 | Semi-detached |
| 37 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £405,000 | 03/04/2023 | Semi-detached |
| 44 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XH | £454,000 | 06/01/2023 | Semi-detached |
| 7 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ | £420,000 | 15/12/2022 | Semi-detached |
| 42 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £367,500 | 24/08/2022 | Semi-detached |
| 11 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XB | £580,000 | 24/08/2022 | Semi-detached |
| 75 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £385,000 | 18/08/2022 | Semi-detached |
| 52 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £470,000 | 05/08/2022 | Semi-detached |
| 19 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £431,500 | 22/07/2022 | Semi-detached |
| 7 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QD | £450,000 | 22/07/2022 | Semi-detached |
| 6 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ | £365,000 | 15/07/2022 | Semi-detached |
| 82 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SJ | £430,000 | 15/07/2022 | Semi-detached |

**Area average:** £442,600 (20 sales)

## Capital growth trend

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

- **5y growth:** 19.1%
- **10y growth:** 38.3%

## House Price Index (HM Land Registry)

*Official index for Barking and Dagenham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 20%
- **10y growth (index):** 37%

## Rental Range

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

- **Low:** £1,521/mo
- **Realistic:** £1,690/mo
- **Optimistic:** £1,859/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 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed End Terrace, Rush Green Road, RM7 | £2,400/mo | 4 | 0.29 miles | OpenRent |
| 2 Bed Flat, Roneo Corner, RM12 | £1,450/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Maxwell Road, RM7 | £1,875/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, Meridien, RM11 | £1,800/mo | 2 | 0.49 miles | OpenRent |
| 1 Bed Flat, Wave Court, RM7 | £1,350/mo | 1 | 0.51 miles | OpenRent |
| 1 Bed Flat, Maxwell Road, RM7 | £1,400/mo | 1 | 0.51 miles | OpenRent |
| 2 Bed Flat, Crown Drive, RM7 | £1,850/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Penthouse, Wave Court, RM7 | £2,250/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Flat, Opal House, RM1 | £1,895/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Regarth Avenue, RM1 | £1,900/mo | 2 | 0.66 miles | OpenRent |
| 1 Bed Flat, Dalwood House, RM7 | £1,400/mo | 1 | 0.71 miles | OpenRent |
| 2 Bed Flat, Oriel House, RM7 | £1,795/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed Flat, London Road, RM7 | £1,495/mo | 2 | 0.77 miles | OpenRent |
| 4 Bed Terraced House, Park Crescent, RM11 | £2,650/mo | 4 | 0.83 miles | OpenRent |
| 1 Bed Flat, South Street, RM1 | £1,450/mo | 1 | 0.85 miles | OpenRent |

**Average rent: £1,797/mo (15 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.2×
- **Monthly cashflow:** £-886/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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 | 160 |
| Anti-social behaviour | 112 |
| Shoplifting | 70 |
| Vehicle crime | 48 |
| Other theft | 38 |
| Drugs | 29 |
| Public order | 27 |
| Burglary | 14 |
| Other crime | 13 |
| Theft from the person | 13 |
| Robbery | 11 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| Criminal damage and arson | 1 |
| **Total incidents** | **539** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Rush Green Primary School | Primary | 0.1 miles | Good — 1 Sep 2014 |
| Barking and Dagenham College | Other | 0.3 miles | — (No rating) |
| Concordia Academy | Primary | 0.5 miles | Outstanding — 4 Jul 2019 |
| Harrow Lodge Primary School | Primary | 0.7 miles | Outstanding — 21 Sep 2022 |
| St Mary's Catholic Primary School | Primary | 0.8 miles | Good — 3 Oct 2013 |

## FENSA Certificates

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

### FENSA Certificate #11435190
- **Address:** 30 Lilac Gardens, ROMFORD, RM7 0RJ
- **Certificate Issued:** 16/02/2016
- **Work Completed:** 13/01/2016
- **Items:** 1 window(s)

### FENSA Certificate #11174997
- **Address:** 30 Lilac Gardens, ROMFORD, RM7 0RJ
- **Certificate Issued:** 04/09/2015
- **Work Completed:** 13/05/2015
- **Items:** 5 window(s)