Sold STC End of terrace

2 LANCING ROAD

ROMFORD, GREATER LONDON RM3 8QJ

4 beds 2 baths 1,259 sq ft Listed 20 Feb 2024 (-893d)

£500,000

Save

# 4 bedroom end of terrace house for sale (RM3 8QJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 LANCING ROAD, ROMFORD, GREATER LONDON RM3 8QJ |
| Price | £500,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 117 m² |
| Last sold | £490,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 15/02/2034
- **Current heating cost:** £2,071/year
- **Est. upgrade cost to C:** £18,523

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2415-1142-6505-1973-3754)

## Description

Ideally situated within close proximity of Harold Wood Elizabeth Line station is this spacious 3/4 bedroom extended family home. Boasting good living space throughout with a spacious living room, utility, wc and bright kitchen/diner. Upstairs you have three good size bedrooms, shower and loft space. If you're looking for somewhere to build an annexe for a relative then look no further with a self contained space including open plan lounge/kitchen, separate bedroom and shower room. with access to it's own garden space too. With ample parking for all the family too this is a must view. Call now!

## Property Photos

- ![Photo](/listings/photos/144932645/1563515)
- ![Photo](/listings/photos/144932645/1563516)
- ![Photo](/listings/photos/144932645/1563517)
- ![Photo](/listings/photos/144932645/1563518)
- ![Photo](/listings/photos/144932645/1563519)
- ![Photo](/listings/photos/144932645/1563520)
- ![Photo](/listings/photos/144932645/1563521)
- ![Photo](/listings/photos/144932645/1563522)
- ![Photo](/listings/photos/144932645/1563523)
- ![Photo](/listings/photos/144932645/1563524)
- ![Photo](/listings/photos/144932645/1563525)
- ![Photo](/listings/photos/144932645/1563526)
- ![Photo](/listings/photos/144932645/1563527)
- ![Photo](/listings/photos/144932645/1563528)
- ![Photo](/listings/photos/144932645/1563529)
- ![Photo](/listings/photos/144932645/1563530)
- ![Photo](/listings/photos/144932645/1563531)
- ![Photo](/listings/photos/144932645/1563532)
- ![Photo](/listings/photos/144932645/1563533)
- ![Photo](/listings/photos/144932645/1563534)
- ![Photo](/listings/photos/144932645/1563535)
- ![Photo](/listings/photos/144932645/1563536)
- ![Photo](/listings/photos/144932645/1563537)
- ![Photo](/listings/photos/144932645/1563538)
- ![Photo](/listings/photos/144932645/1563539)
- ![Photo](/listings/photos/144932645/1563540)
- ![Photo](/listings/photos/144932645/1563541)
- ![Photo](/listings/photos/144932645/1563542)
- ![Photo](/listings/photos/144932645/1563543)
- ![Photo](/listings/photos/144932645/1563544)
- ![Photo](/listings/photos/144932645/1563545)
- ![Photo](/listings/photos/144932645/1563546)
- ![Photo](/listings/photos/144932645/1563547)
- ![Photo](/listings/photos/144932645/1563548)
- ![Photo](/listings/photos/144932645/1563549)
- ![Photo](/listings/photos/144932645/1563550)
- ![Photo](/listings/photos/144932645/1563551)
- ![Photo](/listings/photos/144932645/1563552)

## Floorplans

- ![Floorplan 1](/listings/photos/144932645/1563553) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/144932645/1563554) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #5313736
- **Address:** 2 Lancing Road, ROMFORD, RM3 8QJ
- **Certificate Issued:** 17/12/2007
- **Work Completed:** 30/11/2007
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #4708880
- **Address:** 2 Lancing Road, ROMFORD, RM3 8QJ
- **Certificate Issued:** 14/05/2007
- **Work Completed:** 01/05/2007
- **Items:** 10 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 LANCING ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QJ | £490,000 | 15/07/2024 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 75 GOOSHAYS DRIVE, HAROLD HILL, ROMFORD, HAVERING, GREATER LONDON, RM3 8PS | £412,000 | 16/12/2025 | Terraced |
| 22 ALVERSTOKE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QR | £400,000 | 28/11/2025 | Terraced |
| 16 KINGSBRIDGE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8NX | £400,000 | 22/08/2025 | Terraced |
| 111 CAMBORNE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QP | £500,000 | 11/03/2025 | Terraced |
| 54 KINGSBRIDGE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8PA | £468,800 | 31/01/2025 | Terraced |
| 12 ALVERSTOKE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QR | £452,500 | 31/10/2023 | Terraced |
| 72 AMERSHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9JB | £420,000 | 05/05/2023 | Terraced |
| 20 MELKSHAM GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM3 8QS | £450,000 | 08/12/2022 | Terraced |
| 7 MELKSHAM DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QU | £458,000 | 02/11/2022 | Terraced |
| 59 KINGSBRIDGE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8PA | £360,000 | 16/09/2022 | Terraced |
| 66 HALESWORTH ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QB | £400,000 | 07/09/2022 | Terraced |
| 18 ST NEOTS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9LR | £490,000 | 25/07/2022 | Terraced |
| 82 AMERSHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9JB | £340,000 | 08/07/2022 | Terraced |
| [Same street] 7 LANCING ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QJ | £415,000 | 29/06/2022 | Terraced |
| 16 MELKSHAM CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QX | £365,000 | 06/06/2022 | Terraced |
| 11 HARLESDEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9HT | £375,000 | 25/02/2022 | Terraced |
| 31 GOOSHAYS DRIVE, HAROLD HILL, ROMFORD, HAVERING, GREATER LONDON, RM3 8PT | £415,000 | 10/12/2021 | Terraced |
| 88 AMERSHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9JB | £340,000 | 08/12/2021 | Terraced |
| [Same street] 37 LANCING ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QJ | £430,000 | 26/11/2021 | Semi-detached |
| 12 AMERSHAM WALK, ROMFORD, HAVERING, GREATER LONDON, RM3 9JH | £300,000 | 26/11/2021 | Terraced |
| 73 CAMBORNE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QP | £675,000 | 19/11/2021 | Terraced |
| 6 HARLESDEN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM3 9HU | £350,000 | 24/09/2021 | Terraced |

**Street average:** £422,500 (2 sales)
**Area average:** £418,565 (20 sales)

## Price vs local average

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

- **Local average:** £409,014 (51 Terraced, RM3, 2024–2026)
- **Deviation:** +22.2%

## Rental Range

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

- **Low:** £1,407/mo
- **Realistic:** £1,563/mo
- **Optimistic:** £1,719/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,371/mo

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £195,375
- **Target investor price (1%):** £156,300

*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:** £4,274/m²

## Capital growth trend

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

- **5y growth:** 22.2%
- **10y growth:** 23.1%

## House Price Index (HM Land Registry)

*Official index for Havering; Terraced series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 18.1%
- **10y growth (index):** 36.4%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25 Photo 26 Photo 27 Photo 28 Photo 29 Photo 30 Photo 31 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37 Photo 38

/ 38

Property details

Tenure

FREEHOLD

Floor area

117 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£490,000 Jul 2024

Price per m²

£4,274/m²

Local average

£409,014 (+22.2%)

Deprivation

Decile 2 (5,110 of 33,755)

Street crime

319 incidents within 1 mile (May 2026)

Key features

Kitchen/Diner
Utility Room
Separate WC
Self Contained Annexe
Three Double Bedrooms
Large Lounge
Ample Parking
Corner Plot
Ground Floor Wc

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Harold Wood

Spicerhaart

Reference: 144932645

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 16/02/2024

Expiry date: 15/02/2034

Current heating cost: £2,071/year

Potential heating cost: £1,235/year

Est. upgrade cost to C: £18,523

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #5313736

Property Details

Street: 2 Lancing Road

Town: ROMFORD

Postcode: RM3 8QJ

Installation Details

Items: 1 window and 1 door

Certificate Issued: 17/12/2007

Work Completed: 30/11/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #4708880

Property Details

Street: 2 Lancing Road

Town: ROMFORD

Postcode: RM3 8QJ

Installation Details

Items: 10 windows and 1 door

Certificate Issued: 14/05/2007

Work Completed: 01/05/2007

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	15/07/2024 (2 years ago)	£490,000	—

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
75 GOOSHAYS DRIVE, HAROLD HILL, ROMFORD, HAVERING, GREATER LONDON, RM3 8PS	£412,000	16/12/2025	Terraced
22 ALVERSTOKE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QR	£400,000	28/11/2025	Terraced
16 KINGSBRIDGE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8NX	£400,000	22/08/2025	Terraced
111 CAMBORNE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QP	£500,000	11/03/2025	Terraced
54 KINGSBRIDGE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8PA	£468,800	31/01/2025	Terraced
12 ALVERSTOKE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QR	£452,500	31/10/2023	Terraced
72 AMERSHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9JB	£420,000	05/05/2023	Terraced
20 MELKSHAM GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM3 8QS	£450,000	08/12/2022	Terraced
7 MELKSHAM DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QU	£458,000	02/11/2022	Terraced
59 KINGSBRIDGE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8PA	£360,000	16/09/2022	Terraced
66 HALESWORTH ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QB	£400,000	07/09/2022	Terraced
18 ST NEOTS ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9LR	£490,000	25/07/2022	Terraced
82 AMERSHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9JB	£340,000	08/07/2022	Terraced
Same street 7 LANCING ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QJ	£415,000	29/06/2022	Terraced
16 MELKSHAM CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QX	£365,000	06/06/2022	Terraced
11 HARLESDEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9HT	£375,000	25/02/2022	Terraced
31 GOOSHAYS DRIVE, HAROLD HILL, ROMFORD, HAVERING, GREATER LONDON, RM3 8PT	£415,000	10/12/2021	Terraced
88 AMERSHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 9JB	£340,000	08/12/2021	Terraced
Same street 37 LANCING ROAD, ROMFORD, HAVERING, GREATER LONDON, RM3 8QJ	£430,000	26/11/2021	Semi-detached
12 AMERSHAM WALK, ROMFORD, HAVERING, GREATER LONDON, RM3 9JH	£300,000	26/11/2021	Terraced
73 CAMBORNE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM3 8QP	£675,000	19/11/2021	Terraced
6 HARLESDEN CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM3 9HU	£350,000	24/09/2021	Terraced

Street average: £422,500 (2 sales)

Area average: £418,565 (20 sales)

Capital growth trend

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

5y growth 22.2%

10y growth 23.1%

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

1y (index) 2.5%

5y (index) 18.1%

10y (index) 36.4%

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 Harlow & Stortford: £1,371/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM3 8QJ

Nearby

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

Type	Name	Distance
Bus stop	Camborne Avenue	0.1 miles
Shop	Toolstation	0.3 miles
Shop	Boots	0.4 miles
Train station	Harold Wood	0.6 miles
Train station	Gidea Park	1.6 miles
Hospital	Suttons Manor Hospital	4.6 miles
Hospital	Neonatal Unit, L1 Z2	9.8 miles
University	Arden University Stratford Campus	11.0 miles
University	University of Greenwich	11.2 miles

Street-level crime

Category	Count
Violence and sexual offences	109
Anti-social behaviour	85
Vehicle crime	24
Shoplifting	21
Other theft	19
Drugs	16
Public order	15
Theft from the person	8
Burglary	6
Possession of weapons	6
Other crime	5
Robbery	4
Bicycle theft	1
Total incidents	319

Within 1 mile during May 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
Mead Primary School	Primary	0.2 miles	Good — 10 Sep 2024
Broadford Primary School	Primary	0.3 miles	Good — 11 Dec 2023
Harold Court Primary School	Primary	0.6 miles	Good — 22 Jan 2023
Drapers' Brookside Junior School	Primary	0.6 miles	Good — 13 Sep 2017
Lime Academy Ravensbourne	Other	0.6 miles	Good — 7 Feb 2019

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.31%

Max investor price (0.8%) £195,375

Target investor price (1%) £156,300

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).