# 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 |
| BUCKINGHAM COURT FLAT 2 CARLISLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2QZ | £275,500 | 30/06/2022 | Flat |
| 29 MONKWOOD CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 2NQ | £260,000 | 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:** 42.3%
- **10y growth:** 17.5%

## 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)