Sold STC Flat

2 HARCOURT MEWS

ROMFORD, ROMFORD, GREATER LONDON RM2 5BN

2 beds 43 m² Listed 11 Apr 2011 (-5556d)

£145,000

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# 2 bedroom flat for sale (RM2 5BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 HARCOURT MEWS, ROMFORD, ROMFORD, GREATER LONDON RM2 5BN |
| Price | £145,000 |
| Bedrooms | 2 |
| Last sold | £190,000 Apr 2008 |

## Description

Ground Floor Apartment

Two Bedrooms

Lounge

Convenient for Romford Town Centre

No Onward Chain

Viewing Advised

SOLD BY ABBOTTS - MORE REQUIRED

Offered for sale with no onward chain, is this two bedroom ground floor flat, which is an ideal first time purchase or buy to let, with it's close proximity to Romford Town Centre.

## Property Photos

- ![Picture No.01](/listings/photos/18535017/394153) - Picture No.01
- ![EPC](/listings/photos/18535017/394156) - EPC

## Floorplans

- ![Floorplan](/listings/photos/18535017/394158) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 HARCOURT MEWS, ROMFORD, HAVERING, GREATER LONDON, RM2 5BN | £190,000 | 23/04/2008 | Flat |
| 2 HARCOURT MEWS, ROMFORD, HAVERING, GREATER LONDON, RM2 5BN | £133,500 | 04/07/2002 | Flat |
| 2 HARCOURT MEWS, ROMFORD, HAVERING, GREATER LONDON, RM2 5BN | £86,995 | 11/12/1998 | 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 |
|---------|-------|------|------|
| 59 FLAT 1 EASTERN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3PB | £198,000 | 15/12/2025 | Flat |
| LONGDON COURT, 35 FLAT 19 JUNCTION ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3QY | £120,000 | 09/12/2025 | Flat |
| 21 WATERMANS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QZ | £195,000 | 05/12/2025 | Flat |
| LONGDON COURT, 35 FLAT 22 JUNCTION ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3QY | £115,000 | 22/07/2025 | Flat |
| 162 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX | £245,000 | 27/03/2025 | Flat |
| 37 MONKWOOD CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 2NQ | £240,000 | 20/12/2023 | Flat |
| BUCKINGHAM COURT FLAT 10 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ | £265,000 | 18/10/2023 | Flat |
| 198 FLAT 1 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX | £230,000 | 30/03/2023 | Flat |
| 198 FLAT 6 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX | £235,000 | 29/03/2023 | Flat |
| 198 FLAT 9 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX | £218,000 | 29/03/2023 | Flat |
| 11 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AB | £325,000 | 17/03/2023 | Flat |
| BUCKINGHAM COURT FLAT 13 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ | £246,000 | 20/12/2022 | Flat |
| VICTORIA COURT FLAT 1 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NU | £270,000 | 28/11/2022 | Flat |
| 10 HEATH PARK COURT, ROMFORD, HAVERING, GREATER LONDON, RM2 5UA | £275,000 | 17/10/2022 | Flat |
| 36 WATERMANS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QZ | £90,000 | 14/10/2022 | Flat |
| 30 WATERMANS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QZ | £185,000 | 27/09/2022 | Flat |
| BUCKINGHAM COURT FLAT 12 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ | £285,000 | 22/08/2022 | Flat |
| VICTORIA COURT FLAT 3 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NU | £230,000 | 15/08/2022 | Flat |
| 29 MONKWOOD CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 2NQ | £260,000 | 30/06/2022 | Flat |
| BUCKINGHAM COURT FLAT 2 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ | £275,500 | 30/06/2022 | Flat |

**Area average:** £225,125 (20 sales)

## Price vs local average

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

- **Local average:** £301,000 (16 Flat, RM2, 2024–2026)
- **Deviation:** -51.8%

## Rental Range

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

- **Low:** £1,408/mo
- **Realistic:** £1,564/mo
- **Optimistic:** £1,720/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:** 1.08% (strong)
- **Max investor price (0.8%):** £195,500
- **Target investor price (1%):** £156,400

*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.*

- **5y growth:** 47.6%
- **10y growth:** 28.1%

## 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)

Picture No.01 EPC

/ 2

Property details

Floor area

43 m²

Last sold

£190,000 Apr 2008

Local average

£301,000 (-51.8%)

Deprivation

Decile 4 (13,421 of 33,755)

Street crime

581 incidents within 1 mile (Apr 2026)

Description

Ground Floor Apartment
Two Bedrooms
Lounge
Convenient for Romford Town Centre
No Onward Chain
Viewing Advised

SOLD BY ABBOTTS - MORE REQUIRED
Offered for sale with no onward chain, is this two bedroom ground floor flat, which is an ideal first time purchase or buy to let, with it's close proximity to Romford Town Centre.

Listed by

Romford

Countrywide Hamptons Sales - Connells

Reference: 18535017

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

118% since 1998

Event	Date	Price	% change
Sold	23/04/2008 (18 years ago)	£190,000	+42.3%
Sold	04/07/2002 (23 years ago)	£133,500	+53.5%
Sold	11/12/1998 (27 years ago)	£86,995	—

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
59 FLAT 1 EASTERN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3PB	£198,000	15/12/2025	Flat
LONGDON COURT, 35 FLAT 19 JUNCTION ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3QY	£120,000	09/12/2025	Flat
21 WATERMANS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QZ	£195,000	05/12/2025	Flat
LONGDON COURT, 35 FLAT 22 JUNCTION ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3QY	£115,000	22/07/2025	Flat
162 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX	£245,000	27/03/2025	Flat
37 MONKWOOD CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 2NQ	£240,000	20/12/2023	Flat
BUCKINGHAM COURT FLAT 10 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ	£265,000	18/10/2023	Flat
198 FLAT 1 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX	£230,000	30/03/2023	Flat
198 FLAT 6 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX	£235,000	29/03/2023	Flat
198 FLAT 9 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NX	£218,000	29/03/2023	Flat
11 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AB	£325,000	17/03/2023	Flat
BUCKINGHAM COURT FLAT 13 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ	£246,000	20/12/2022	Flat
VICTORIA COURT FLAT 1 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NU	£270,000	28/11/2022	Flat
10 HEATH PARK COURT, ROMFORD, HAVERING, GREATER LONDON, RM2 5UA	£275,000	17/10/2022	Flat
36 WATERMANS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QZ	£90,000	14/10/2022	Flat
30 WATERMANS, ROMFORD, HAVERING, GREATER LONDON, RM1 3QZ	£185,000	27/09/2022	Flat
BUCKINGHAM COURT FLAT 12 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ	£285,000	22/08/2022	Flat
VICTORIA COURT FLAT 3 VICTORIA ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2NU	£230,000	15/08/2022	Flat
29 MONKWOOD CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 2NQ	£260,000	30/06/2022	Flat
BUCKINGHAM COURT FLAT 2 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ	£275,500	30/06/2022	Flat

Area average: £225,125 (20 sales)

Capital growth trend

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

5y growth 47.6%

10y growth 28.1%

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

1y (index) -4.2%

5y (index) 4.8%

10y (index) 17.1%

Rental Range

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

Low £1,408/mo

Realistic £1,564/mo

Optimistic £1,720/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 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 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 1.08%

Max investor price (0.8%) £195,500

Target investor price (1%) £156,400

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).