Sold STC Flat

FLAT 14

RIVERWOOD COURT, 101, STAFFORD AVENUE, HORNCHURCH, GREATER LONDON RM11 2FA

2 beds 1 baths 474 sq ft Listed 27 Mar 2025 (-515d)

£300,000

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Property details

Tenure

LEASEHOLD (115 years remaining on lease)

Floor area

44 m²

Council tax band

C

EPC rating

B

Last sold

£295,000 Mar 2026

Price per m²

£6,818/m²

Local average

£274,333 (+9.4%)

Deprivation

Decile 7 (21,714 of 33,755)

Street crime

217 incidents within 1 mile (Jun 2026)

Key features

  • - Two Double Bedrooms
  • - First Floor Apartment
  • - Allocated Parking Space
  • - 0.8 Miles to Gidea Park Station
  • - Close to Local Transport Links & Shops
  • - Gas Central Heating
  • - Fully Fitted Kitchen
  • - EPC Rating B

Additional details

Electricity
Mains supply
Water
Mains supply
Sewerage
Mains supply
Parking
Residents

Description

Beresfords are proud to market this immaculately presented first floor, two double bedroom apartment with a COMPLETE ONWARD CHAIN. Ideally located 0.8 miles from Gidea Park Station this property offers a spacious open plan living room and kitchen with fitted appliances and juliette balcony, two double bedrooms, one with fitted wardrobes and modern bathroom. In addition there is an allocated parking space. With a lease of 117 years and within close proximity of local shops, this property must be viewed at your earliest convenience.

Listed by

at Hornchurch

Beresfords Residential

Reference: 159883757

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 09/02/2017

Expiry date: 08/02/2027

Current heating cost: £141/year

Potential heating cost: £141/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

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

Building plot (shared): ~10,205 m² (2.52 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

9% since 2017

Event Date Price % change
Sold 16/03/2026 (5 months ago) £295,000 +9.3%
Sold 24/02/2017 (9 years ago) £270,000 —

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
TALLIS COURT FLAT 4 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GH £165,000 23/01/2026 Flat
WOODGATE COURT, 98 FLAT 13 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EX £312,500 07/01/2026 Flat
THE RAILSTORE 13 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN £420,000 12/12/2025 Flat
THE RAILSTORE 34 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN £307,500 08/12/2025 Flat
THE RAILSTORE 37 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH £348,500 31/10/2025 Flat
EDINBURGH HOUSE 10 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JP £140,000 28/01/2025 Flat
Same street RIVERWOOD COURT, 101 FLAT 18 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £235,000 27/11/2023 Flat
NYALL COURT FLAT 18 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GE £227,500 10/11/2023 Flat
THE RAILSTORE 6 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN £330,000 30/10/2023 Flat
189A ARDLEIGH GREEN ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2SD £150,000 24/10/2023 Flat
Same street SOUTHWOOD COURT, 97 FLAT 9 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £320,000 13/10/2023 Flat
MOUNTBATTEN HOUSE 27 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JT £220,000 07/09/2023 Flat
EDINBURGH HOUSE 13 ELVET AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JP £180,000 16/08/2023 Flat
THE RAILSTORE 2 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH £237,500 21/07/2023 Flat
NYALL COURT FLAT 51 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GE £433,000 13/07/2023 Flat
THE RAILSTORE 48 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH £326,000 15/06/2023 Flat
Same street RIVERWOOD COURT, 101 FLAT 37 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £300,000 14/04/2023 Flat
Same street RIVERWOOD COURT, 101 FLAT 5 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £135,000 11/04/2023 Flat
TALLIS COURT FLAT 20 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GH £200,000 01/02/2023 Flat
COOPERS COURT FLAT 13 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GD £282,000 12/01/2023 Flat
COOPERS COURT FLAT 9 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GD £202,000 21/12/2022 Flat
THE RAILSTORE 40 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN £400,000 20/12/2022 Flat
THE RAILSTORE 11 SOUTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JH £280,000 02/12/2022 Flat
THE RAILSTORE 2 NORTH BLOCK KIDMAN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM2 6JN £307,000 28/11/2022 Flat
Same street RIVERWOOD COURT, 101 FLAT 38 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £320,000 04/11/2022 Flat
Same street RIVERWOOD COURT, 101 FLAT 3 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £132,750 20/09/2022 Flat
Same street RIVERWOOD COURT, 101 FLAT 27 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £248,000 01/07/2022 Flat
Same street RIVERWOOD COURT, 101 FLAT 21 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £335,000 08/04/2022 Flat
Same street RIVERWOOD COURT, 101 FLAT 40 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £297,000 03/03/2022 Flat
Same street RIVERWOOD COURT, 101 FLAT 22 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £246,500 26/11/2021 Flat
Same street RIVERWOOD COURT, 101 FLAT 23 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £240,000 29/10/2021 Flat
Same street RIVERWOOD COURT FLAT 41 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £245,000 07/10/2021 Flat
Same street SOUTHWOOD COURT, 97 FLAT 4 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £307,000 30/09/2021 Flat
Same street SOUTHWOOD COURT, 97 FLAT 8 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £307,000 16/09/2021 Flat
Same street SOUTHWOOD COURT, 97 FLAT 12 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA £295,000 13/09/2021 Flat

Street average: £264,217 (15 sales)

Area average: £273,425 (20 sales)

Capital growth trend

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

5y growth -6.8%
10y growth -0.2%

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

1y (index) -0.2%
5y (index) 7.1%
10y (index) 18.2%

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: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM11 2FA

Address

Hardley Crescent

Nearby

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

Type Name Distance
Bus stop Hardley Crescent 0.2 miles
Shop Kwik Fit 0.4 miles
Train station Gidea Park 0.5 miles
Shop Next 0.5 miles
Train station Harold Wood 1.0 miles
Hospital Suttons Manor Hospital 5.4 miles
Hospital Hutton Village Nursing Home 6.9 miles
University Arden University Stratford Campus 10.2 miles
University University of Greenwich 11.9 miles

Street-level crime

Category Count
Violence and sexual offences 79
Anti-social behaviour 37
Vehicle crime 22
Shoplifting 21
Public order 16
Other theft 15
Burglary 10
Drugs 9
Other crime 3
Bicycle theft 1
Criminal damage and arson 1
Possession of weapons 1
Robbery 1
Theft from the person 1
Total incidents 217

Within 1 mile during Jun 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
Ardleigh Green Junior School Primary 0.2 miles Outstanding — 29 Jan 2024
Ardleigh Green Infant School Primary 0.2 miles Outstanding — 6 May 2024
The Royal Liberty School Secondary 0.2 miles Good — 10 Jun 2013
St Mary's Hare Park School Other 0.3 miles Good — 27 Jul 2018
Gidea Park Preparatory School and Nursery Other 0.7 miles — (No rating)

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
2 Bed Flat, Boscombe Avenue, RM11 £1,650/mo 2 1.24 miles OpenRent
2 Bed Flat, Hornchurch Road, RM11 £1,900/mo 2 1.55 miles OpenRent
2 Bed Flat, Hornchurch Road, RM11 £1,900/mo 2 1.55 miles OpenRent
2 Bed Maisonette, Hornchurch Road, RM11 £1,900/mo 2 1.55 miles OpenRent

Average rent: £1,838/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%
Max investor price (0.8%) £237,500
Target investor price (1%) £190,000
Gross yield 7.6%
Cost-to-rent ratio 13.2×
Monthly cashflow £504/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 6.9%
  • 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).