Sold Terraced

35 ROM CRESCENT

ROMFORD, GREATER LONDON RM7 0PP

3 beds 1 baths 95 m² Listed 6 Sep 2023 (-1061d)

£400,000

Guide Price

Reduced on 23 Oct 2023

Save

# 3 bedroom terraced house for sale (RM7 0PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 ROM CRESCENT, ROMFORD, GREATER LONDON RM7 0PP |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £425,000 Feb 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 20/09/2027
- **Current heating cost:** £668/year
- **Est. upgrade cost to C:** £20,530

### Recommendations
- Q (£4,000 - £14,000)
- E (£30)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2198-3051-7211-5343-1950)

## Description

*** GUIDE PRICE £400,000-£450,000***

• NO ONWARD CHAIN

• THREE BEDROOM EXTENDED ACCOMMODATION

• KITCHEN / DINER

• SEPARATE LIVING ROOM

• FIRST FLOOR BATHROOM

• 73' APPROX REAR GARDEN

• DRIVEWAY

• IN CLOSE PROXIMITY TO ROMFORD MAINLINE TRAIN STATION INCLUDING THE ELIZABETH LINE

• COUNCIL TAX BAND: D

## Property Photos

- ![Picture No. 15](/listings/photos/139592417/1537660) - Picture No. 15
- ![Picture No. 08](/listings/photos/139592417/1537661) - Picture No. 08
- ![Picture No. 04](/listings/photos/139592417/1537663) - Picture No. 04
- ![Picture No. 03](/listings/photos/139592417/1537666) - Picture No. 03
- ![Picture No. 12](/listings/photos/139592417/1537674) - Picture No. 12
- ![Picture No. 07](/listings/photos/139592417/1537687) - Picture No. 07
- ![Picture No. 05](/listings/photos/139592417/1537693) - Picture No. 05
- ![Picture No. 10](/listings/photos/139592417/1537704) - Picture No. 10
- ![Picture No. 11](/listings/photos/139592417/1537709) - Picture No. 11
- ![Picture No. 06](/listings/photos/139592417/1537710) - Picture No. 06
- ![Picture No. 13](/listings/photos/139592417/1537711) - Picture No. 13

## Floorplans

- ![Picture No. 02](/listings/photos/139592417/1537712) - Picture No. 02

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/139592417/1537713) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #7292294
- **Address:** 35 Rom Crescent, ROMFORD, RM7 0PP
- **Certificate Issued:** 09/06/2014
- **Work Completed:** 31/01/2014
- **Items:** 6 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PP | £425,000 | 16/02/2024 | Terraced |
| 35 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PP | £395,000 | 08/12/2017 | Terraced |
| 35 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PP | £104,000 | 23/06/2000 | 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 |
|---------|-------|------|------|
| 29 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £445,000 | 30/05/2025 | Terraced |
| 50 GORSEWAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RS | £470,000 | 14/11/2024 | Terraced |
| 77 GORSEWAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RR | £435,000 | 27/10/2023 | Terraced |
| 47 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £610,000 | 08/08/2023 | Terraced |
| 44 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PS | £420,000 | 05/01/2023 | Terraced |
| 83 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PU | £410,000 | 30/09/2022 | Terraced |
| 33 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PT | £445,000 | 30/09/2022 | Terraced |
| 77 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PU | £400,000 | 23/09/2022 | Terraced |
| 35 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £515,500 | 05/09/2022 | Terraced |
| 22 HORNFORD WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 0PR | £485,000 | 28/07/2022 | Terraced |
| 6 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QH | £400,000 | 20/10/2021 | Terraced |
| 2 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PL | £380,000 | 10/09/2021 | Terraced |
| 6 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PL | £457,000 | 10/09/2021 | Terraced |

**Area average:** £451,731 (13 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £447,388 (49 Terraced, RM7, 2024–2026)
- **Deviation:** -10.6%

## Rental Range

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

- **Low:** £1,407/mo
- **Realistic:** £1,563/mo
- **Optimistic:** £1,719/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £195,375
- **Target investor price (1%):** £156,300

*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.*

## Price per Square Metre

- **£/m²:** £4,211/m²

## Capital growth trend

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

- **5y growth:** 16.3%
- **10y growth:** 44.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.5%
- **5y growth (index):** 18.1%
- **10y growth (index):** 36.4%

## 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)

Picture No. 15 Picture No. 08 Picture No. 04 Picture No. 03 Picture No. 12 Picture No. 07 Picture No. 05 Picture No. 10 Picture No. 11 Picture No. 06 Picture No. 13

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Property details

Tenure

FREEHOLD

Floor area

95 m²

Council tax band

TBC

EPC rating

Last sold

£425,000 Feb 2024

Price per m²

£4,211/m²

Local average

£447,388 (-10.6%)

Street crime

592 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

* GUIDE PRICE £400,000-£450,000*

• NO ONWARD CHAIN
• THREE BEDROOM EXTENDED ACCOMMODATION
• KITCHEN / DINER
• SEPARATE LIVING ROOM
• FIRST FLOOR BATHROOM
• 73' APPROX REAR GARDEN
• DRIVEWAY
• IN CLOSE PROXIMITY TO ROMFORD MAINLINE TRAIN STATION INCLUDING THE ELIZABETH LINE

• COUNCIL TAX BAND: D

Listed by

Romford

Balgores

Reference: 139592417

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 21/09/2017

Expiry date: 20/09/2027

Current heating cost: £668/year

Potential heating cost: £558/year

Est. upgrade cost to C: £20,530

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 (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£30)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 02

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7292294

Property Details

Street: 35 Rom Crescent

Town: ROMFORD

Postcode: RM7 0PP

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 09/06/2014

Work Completed: 31/01/2014

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

309% since 2000

Event	Date	Price	% change
Sold	16/02/2024 (2 years ago)	£425,000	+7.6%
Sold	08/12/2017 (8 years ago)	£395,000	+279.8%
Sold	23/06/2000 (26 years ago)	£104,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
29 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS	£445,000	30/05/2025	Terraced
50 GORSEWAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RS	£470,000	14/11/2024	Terraced
77 GORSEWAY, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RR	£435,000	27/10/2023	Terraced
47 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS	£610,000	08/08/2023	Terraced
44 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PS	£420,000	05/01/2023	Terraced
83 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PU	£410,000	30/09/2022	Terraced
33 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PT	£445,000	30/09/2022	Terraced
77 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PU	£400,000	23/09/2022	Terraced
35 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS	£515,500	05/09/2022	Terraced
22 HORNFORD WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 0PR	£485,000	28/07/2022	Terraced
6 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QH	£400,000	20/10/2021	Terraced
2 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PL	£380,000	10/09/2021	Terraced
6 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PL	£457,000	10/09/2021	Terraced

Area average: £451,731 (13 sales)

Capital growth trend

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

5y growth 16.3%

10y growth 44.4%

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

1y (index) 2.5%

5y (index) 18.1%

10y (index) 36.4%

Rental Range

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

Low £1,407/mo

Realistic £1,563/mo

Optimistic £1,719/mo

Based on Local Authority from postcode lookup → Havering.

LHA (30th percentile) floor for Outer North East London: £1,496/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Clydesdale Road	0.1 miles
Shop	ALDI	0.1 miles
Shop	B&M Bargains	0.2 miles
Train station	Romford	0.5 miles
Train station	Elm Park	1.3 miles
Hospital	Suttons Manor Hospital	6.5 miles
Hospital	Neonatal Unit, L1 Z2	7.1 miles
University	Arden University Stratford Campus	8.6 miles
University	Escape Studios	8.9 miles

Street-level crime

Category	Count
Violence and sexual offences	168
Anti-social behaviour	124
Shoplifting	73
Vehicle crime	54
Other theft	51
Public order	31
Drugs	29
Burglary	18
Theft from the person	16
Other crime	13
Robbery	12
Possession of weapons	2
Bicycle theft	1
Total incidents	592

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	0.4 miles	Good — 1 Sep 2014
Concordia Academy	Primary	0.5 miles	Outstanding — 4 Jul 2019
Harrow Lodge Primary School	Primary	0.5 miles	Outstanding — 21 Sep 2022
St Mary's Catholic Primary School	Primary	0.5 miles	Good — 3 Oct 2013
Hylands Primary School	Primary	0.6 miles	Good — 15 Sep 2016

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.39%

Max investor price (0.8%) £195,375

Target investor price (1%) £156,300

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).