Terraced 2 sales on record

16 WOODLANDS ROAD

ROMFORD, HAVERING, GREATER LONDON, RM1 4HD

£545,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM1 4HD

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Rosemary Avenue	0.1 miles
Shop	Tesco Express	0.2 miles
Train station	Romford	0.8 miles
Hospital	Suttons Manor Hospital	5.2 miles
University	Arden University Stratford Campus	9.0 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

96 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£545,000 Jan 2026

Price per m²

£5,677/m²

Local average

£455,022 (23 sales)

Street crime

464 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/05/2025

Expiry date: 18/05/2035

Current heating cost: £811/year

Potential heating cost: £572/year

Est. upgrade cost to C: £19,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
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	23/01/2026	£545,000	Terraced	+225.4%	£538,699 to March 2026	View transaction
Sold	22/12/2000	£167,500	Terraced	—	£684,681 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
6 WOODLANDS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 4HD	£715,000	28/04/2023	Terraced
108 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4EE	£700,000	30/11/2022	Terraced
25 MASHITERS WALK, ROMFORD, HAVERING, GREATER LONDON, RM1 4DA	£775,000	28/04/2022	Terraced
11A ROSEMARY AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM1 4HB	£570,000	29/03/2022	Terraced
112 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4EE	£540,000	30/06/2021	Terraced

Area average: £660,000 (5 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 20.1%

10y growth 24.1%

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

1y (index) 0.4%

5y (index) 17.3%

10y (index) 36.3%

Rental Range

Estimated market rent for Havering. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Havering.

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

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.29%

Max investor price (0.8%) £195,625

Target investor price (1%) £156,500

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	111
Shoplifting	82
Anti-social behaviour	76
Drugs	32
Public order	31
Vehicle crime	29
Criminal damage and arson	27
Other theft	22
Robbery	16
Theft from the person	16
Burglary	9
Other crime	5
Bicycle theft	4
Possession of weapons	4
Total incidents	464

Within 1 mile during Apr 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
Gidea Park Primary School	Primary	0.3 miles	Good — 27 Feb 2012
St Edward's Church of England Voluntary Aided Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
Marshalls Park Academy	Secondary	0.4 miles	Good — 4 Mar 2020
St Peter's Catholic Primary School	Primary	0.4 miles	Good — 19 Jan 2023
Bep Academy	Other	0.5 miles	Good — 26 Apr 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
06/10/2014	12/09/2014	8	1

# 16 WOODLANDS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 4HD

## Property details

- Slug: `ff42f4d` (address key hash: `ff42f4d064facfe2d391ae89b17c3952b5198d22`)
- Postcode: RM1 4HD
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 96 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £545,000 Jan 2026
- Price per m²: £5,677/m²
- Local average: £455,022 (23 sales)
- Street crime: 464 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £545,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/05/2035
- **Current heating cost:** £811/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/4000-3512-0322-2591-3553)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £545,000 | Terraced | +225.4% | £538,699 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-332b-591c-e063-4704a8c00c31) |
| Sold | 2000-12-22 | £167,500 | Terraced | — | £684,681 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/b2ebc217-29a8-4302-ab75-b50b5ccc6e8a) |

*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 |
|---------|-------|------|------|
| 16 WOODLANDS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 4HD | £545,000 | 23/01/2026 | Terraced |
| 16 WOODLANDS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 4HD | £167,500 | 22/12/2000 | 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 |
|---------|-------|------|------|
| 6 WOODLANDS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 4HD | £715,000 | 28/04/2023 | Terraced |
| 108 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4EE | £700,000 | 30/11/2022 | Terraced |
| 25 MASHITERS WALK, ROMFORD, HAVERING, GREATER LONDON, RM1 4DA | £775,000 | 28/04/2022 | Terraced |
| 11A ROSEMARY AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM1 4HB | £570,000 | 29/03/2022 | Terraced |
| 112 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4EE | £540,000 | 30/06/2021 | Terraced |

**Area average:** £660,000 (5 sales)

## Capital growth trend

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

- **5y growth:** 20.1%
- **10y growth:** 24.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.4%
- **5y growth (index):** 17.3%
- **10y growth (index):** 36.3%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £195,625
- **Target investor price (1%):** £156,500

*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 Area rent estimate.*

## 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 | 111 |
| Shoplifting | 82 |
| Anti-social behaviour | 76 |
| Drugs | 32 |
| Public order | 31 |
| Vehicle crime | 29 |
| Criminal damage and arson | 27 |
| Other theft | 22 |
| Robbery | 16 |
| Theft from the person | 16 |
| Burglary | 9 |
| Other crime | 5 |
| Bicycle theft | 4 |
| Possession of weapons | 4 |
| **Total incidents** | **464** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Gidea Park Primary School | Primary | 0.3 miles | Good — 27 Feb 2012 |
| St Edward's Church of England Voluntary Aided Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| Marshalls Park Academy | Secondary | 0.4 miles | Good — 4 Mar 2020 |
| St Peter's Catholic Primary School | Primary | 0.4 miles | Good — 19 Jan 2023 |
| Bep Academy | Other | 0.5 miles | Good — 26 Apr 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10564495
- **Address:** 16 Woodlands Road, ROMFORD, RM1 4HD
- **Certificate Issued:** 06/10/2014
- **Work Completed:** 12/09/2014
- **Items:** 8 window(s), 1 door(s)