Sold Detached

13 HARCOURT MEWS

ROMFORD, GREATER LONDON RM2 5BN

3 beds Listed 20 Jun 2011 (-5472d)

£260,000

Offers in Excess of

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# 3 bedroom detached house for sale (RM2 5BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 HARCOURT MEWS, ROMFORD, GREATER LONDON RM2 5BN |
| Price | £260,000 |
| Bedrooms | 3 |
| Last sold | £122,745 Jun 1999 |

## Description

A fantastic opportunity has arisen to acquire this modern style three bedroom detached property in a cul-de-sac location.  Offering convenient access to both Gidea Park and Romford main line stations this is perfect for any commuter.  Internally, the accommodation offers a lounge and kitchen/diner to the ground floor, with three bedrooms and family bathroom/wc to the first floor.  In our opinion the property is offered in a condition that would allow you to move straight in.  This is a rare opportunity to purchase such a property and we strongly recommend this as a must see on your viewing wish list.  For an appointment to view telephone the Gidea Park branch on 01708 620929.

Lounge: 15'11 x 10'0

Kitchen: 13'2 x 8'9

Bedroom 1: 10'2 x 8'10

Bedroom 2: 10'0 x 5'5

Bedroom: 6'11 x 5'9

Bathroom: 7'1 x 5'6

Own driveway

Rear garden: Approximately 50ft

## Property Photos

- ![Picture No.11](/listings/photos/34308194/394196) - Picture No.11
- ![Picture No.12](/listings/photos/34308194/394197) - Picture No.12
- ![Picture No.14](/listings/photos/34308194/394198) - Picture No.14
- ![Picture No.13](/listings/photos/34308194/394200) - Picture No.13
- ![Picture No.02](/listings/photos/34308194/394201) - Picture No.02
- ![Picture No.06](/listings/photos/34308194/394203) - Picture No.06
- ![Picture No.07](/listings/photos/34308194/394205) - Picture No.07
- ![EPC](/listings/photos/34308194/394207) - EPC

## Floorplans

- ![Floorplan](/listings/photos/34308194/394208) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #11006817
- **Address:** 13 Harcourt Mews, ROMFORD, RM2 5BN
- **Certificate Issued:** 26/05/2015
- **Work Completed:** 11/05/2015
- **Items:** 3 window(s), 2 door(s)

### FENSA Certificate #15207358
- **Address:** 13 Harcourt Mews, ROMFORD, RM2 5BN
- **Certificate Issued:** 22/05/2022
- **Work Completed:** 14/05/2022
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 HARCOURT MEWS, ROMFORD, HAVERING, GREATER LONDON, RM2 5BN | £122,745 | 21/06/1999 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 IVES GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QX | £535,000 | 15/08/2025 | Detached |
| 21 CARLTON ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 5AP | £600,000 | 20/12/2021 | Detached |

**Area average:** £567,500 (2 sales)

## Price vs local average

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

- **Local average:** £1,079,000 (5 Detached, RM2, 2024–2026)
- **Deviation:** -75.9%

## 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):** £1,496/mo

## 1% Rule

- **Rent ratio:** 0.6% (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.*

## Capital growth trend

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

- **10y growth:** 38%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 17.3%
- **10y growth (index):** 32.2%

## 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.11 Picture No.12 Picture No.14 Picture No.13 Picture No.02 Picture No.06 Picture No.07 EPC

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Property details

Tenure

FREEHOLD

Last sold

£122,745 Jun 1999

Local average

£1,079,000 (-75.9%)

Deprivation

Decile 4 (13,421 of 33,755)

Street crime

581 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes

Description

A fantastic opportunity has arisen to acquire this modern style three bedroom detached property in a cul-de-sac location. Offering convenient access to both Gidea Park and Romford main line stations this is perfect for any commuter. Internally, the accommodation offers a lounge and kitchen/diner to the ground floor, with three bedrooms and family bathroom/wc to the first floor. In our opinion the property is offered in a condition that would allow you to move straight in. This is a rare opportunity to purchase such a property and we strongly recommend this as a must see on your viewing wish list. For an appointment to view telephone the Gidea Park branch on 01708 620929.

Lounge: 15'11 x 10'0
Kitchen: 13'2 x 8'9
Bedroom 1: 10'2 x 8'10
Bedroom 2: 10'0 x 5'5
Bedroom: 6'11 x 5'9
Bathroom: 7'1 x 5'6
Own driveway
Rear garden: Approximately 50ft

Listed by

Gidea Park

Countrywide UK Sales - Connells

Reference: 34308194

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11006817

Property Details

Street: 13 Harcourt Mews

Town: ROMFORD

Postcode: RM2 5BN

Installation Details

Items: 3 windows and 2 doors

Certificate Issued: 26/05/2015

Work Completed: 11/05/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #15207358 Recent

Property Details

Street: 13 Harcourt Mews

Town: ROMFORD

Postcode: RM2 5BN

Installation Details

Items: 5 windows

Certificate Issued: 22/05/2022

Work Completed: 14/05/2022

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

Event	Date	Price	% change
Sold	21/06/1999 (26 years ago)	£122,745	—

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
2 IVES GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QX	£535,000	15/08/2025	Detached
21 CARLTON ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 5AP	£600,000	20/12/2021	Detached

Area average: £567,500 (2 sales)

Capital growth trend

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

10y growth 38%

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

1y (index) 1%

5y (index) 17.3%

10y (index) 32.2%

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: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM2 5BN

Nearby

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

Type	Name	Distance
Bus stop	Manor Road Romford	0.1 miles
Bus stop	Albert Road Heath Park	0.2 miles
Shop	Autoaid Breakdown	0.3 miles
Shop	Unknown	0.3 miles
Train station	Romford	0.4 miles
Train station	Gidea Park	0.7 miles
Hospital	Suttons Manor Hospital	5.8 miles
Hospital	Neonatal Unit, L1 Z2	7.7 miles
University	University of Portsmouth Walthamstow Campus	9.0 miles
University	Arden University Stratford Campus	9.0 miles

Street-level crime

Category	Count
Violence and sexual offences	147
Anti-social behaviour	109
Shoplifting	82
Drugs	42
Public order	40
Vehicle crime	34
Criminal damage and arson	31
Other theft	29
Theft from the person	18
Robbery	17
Burglary	16
Other crime	6
Possession of weapons	6
Bicycle theft	4
Total incidents	581

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
Bep Academy	Other	0.2 miles	Good — 26 Apr 2023
Gidea Park Primary School	Primary	0.4 miles	Good — 27 Feb 2012
The Frances Bardsley Academy for Girls	Secondary	0.5 miles	— (Inspected (no overall grade))
The Bridge	Other	0.5 miles	Good — 24 Jan 2024
Hylands Primary School	Primary	0.5 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 0.6%

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).