# 2 bedroom apartment for sale (RM11 2FA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 14, RIVERWOOD COURT, 101, STAFFORD AVENUE, HORNCHURCH, GREATER LONDON RM11 2FA |
| Price | £300,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Floor area | 44 m² |
| Last sold | £295,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 08/02/2027
- **Current heating cost:** £141/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0418-8006-7352-4293-9940)

## 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.

## Property Photos

- ![Picture No. 13](/listings/photos/159883757/686726) - Picture No. 13
- ![Front](/listings/photos/159883757/686727) - Front
- ![Picture No. 09](/listings/photos/159883757/686728) - Picture No. 09
- ![Picture No. 08](/listings/photos/159883757/686729) - Picture No. 08
- ![Picture No. 12](/listings/photos/159883757/686731) - Picture No. 12
- ![Picture No. 07](/listings/photos/159883757/686732) - Picture No. 07
- ![Picture No. 05](/listings/photos/159883757/686734) - Picture No. 05
- ![Picture No. 16](/listings/photos/159883757/686735) - Picture No. 16
- ![Picture No. 14](/listings/photos/159883757/686736) - Picture No. 14
- ![Picture No. 04](/listings/photos/159883757/686738) - Picture No. 04
- ![Picture No. 17](/listings/photos/159883757/686739) - Picture No. 17
- ![Picture No. 11](/listings/photos/159883757/686740) - Picture No. 11
- ![Picture No. 06](/listings/photos/159883757/686741) - Picture No. 06

## Floorplans

- ![Floorplan](/listings/photos/159883757/686749) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/159883757/686750) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| RIVERWOOD COURT, 101 FLAT 14 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £295,000 | 16/03/2026 | Flat |
| RIVERWOOD COURT, 101 FLAT 14 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2FA | £270,000 | 24/02/2017 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 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 |
| TALLIS COURT FLAT 33 KIDMAN CLOSE, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6GH | £170,000 | 23/11/2022 | 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:** £273,675 (20 sales)

## Price vs local average

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

- **Local average:** £279,895 (19 Flat, RM11, 2024–2026)
- **Deviation:** +7.2%

## 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).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.52% (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.*

## Price per Square Metre

- **£/m²:** £6,818/m²

## Capital growth trend

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

- **5y growth:** -5.6%
- **10y growth:** 14.7%

## House Price Index (HM Land Registry)

*Official index for Havering; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** 4.8%
- **10y growth (index):** 17.1%

## 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)