Sold STC Semi-detached

30 LILAC GARDENS

ROMFORD, GREATER LONDON RM7 0RJ

5 beds 2 baths 1,389 sq ft Listed 9 Oct 2025 (-284d)

£640,000

Guide Price

Save

# 5 bedroom semi-detached house for sale (RM7 0RJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 30 LILAC GARDENS, ROMFORD, GREATER LONDON RM7 0RJ |
| Price | £640,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 129 m² |
| Last sold | £630,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/10/2035
- **Current heating cost:** £1,308/year
- **Est. upgrade cost to C:** £28,835

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6535-0420-1509-0468-5202)

## Description

• THIS PROPERTY IS SOLD STC & HAS BEEN RESERVED WITH BALGORES SECURE •

• BEAUTIFULLY PRESENTED FIVE BEDROOM SEMI DETACHED FAMILY HOME

• TWO RECEPTION ROOMS

• 16' KITCHEN / DINER WITH SKY LANTERN

• 70' REAR GARDEN

• GROUND FLOOR WC

• 15' MASTER BEDROOM

• FIRST FLOOR FAMILY BATHROOM AND SECOND FLOOR SHOWER ROOM

• OFF STREET PARKING

• COUNCIL TAX BAND: D

## Property Photos

- ![Front](/listings/photos/168049679/1354124) - Front
- ![Kitchen / Diner](/listings/photos/168049679/1354125) - Kitchen / Diner
- ![Living Room](/listings/photos/168049679/1354126) - Living Room
- ![Sitting Room](/listings/photos/168049679/1354127) - Sitting Room
- ![Kitchen / Diner](/listings/photos/168049679/1354128) - Kitchen / Diner
- ![Kitchen](/listings/photos/168049679/1354129) - Kitchen
- ![Kitchen](/listings/photos/168049679/1354130) - Kitchen
- ![Hallway](/listings/photos/168049679/1354131) - Hallway
- ![Bedroom](/listings/photos/168049679/1354132) - Bedroom
- ![Bedroom](/listings/photos/168049679/1354133) - Bedroom
- ![Bedroom](/listings/photos/168049679/1354134) - Bedroom
- ![Bedroom](/listings/photos/168049679/1354135) - Bedroom
- ![Bedroom](/listings/photos/168049679/1354136) - Bedroom
- ![Bedroom](/listings/photos/168049679/1354137) - Bedroom
- ![Hallway](/listings/photos/168049679/1354138) - Hallway
- ![Bathroom](/listings/photos/168049679/1354139) - Bathroom
- ![Shower Room](/listings/photos/168049679/1354140) - Shower Room
- ![Wc](/listings/photos/168049679/1354141) - Wc
- ![Garden](/listings/photos/168049679/1354142) - Garden
- ![Garage](/listings/photos/168049679/1354143) - Garage
- ![Rear](/listings/photos/168049679/1354144) - Rear

## Floorplans

- ![Floorplan](/listings/photos/168049679/1354145) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/168049679/1354146) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #11174997
- **Address:** 30 Lilac Gardens, ROMFORD, RM7 0RJ
- **Certificate Issued:** 04/09/2015
- **Work Completed:** 13/05/2015
- **Items:** 5 window(s)

### FENSA Certificate #11435190
- **Address:** 30 Lilac Gardens, ROMFORD, RM7 0RJ
- **Certificate Issued:** 16/02/2016
- **Work Completed:** 13/01/2016
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 LILAC GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM7 0RJ | £630,000 | 12/02/2026 | 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 |
|---------|-------|------|------|
| 48 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £450,000 | 09/01/2026 | Semi-detached |
| 33 LINCOLN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0SJ | £470,000 | 28/11/2025 | Semi-detached |
| 61 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £450,000 | 04/02/2025 | Semi-detached |
| 161 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PX | £515,000 | 08/12/2023 | Semi-detached |
| 59 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £524,000 | 24/11/2023 | Semi-detached |
| 50 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £445,000 | 13/10/2023 | Semi-detached |
| 133 DAGENHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0TL | £400,000 | 15/09/2023 | Semi-detached |
| 43A GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £460,000 | 27/06/2023 | Semi-detached |
| 31 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SR | £380,000 | 11/04/2023 | Semi-detached |
| [Same street] 37 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £405,000 | 03/04/2023 | Semi-detached |
| 44 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XH | £454,000 | 06/01/2023 | Semi-detached |
| 7 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ | £420,000 | 15/12/2022 | Semi-detached |
| 42 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £367,500 | 24/08/2022 | Semi-detached |
| 11 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XB | £580,000 | 24/08/2022 | Semi-detached |
| 75 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £385,000 | 18/08/2022 | Semi-detached |
| [Same street] 52 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £470,000 | 05/08/2022 | Semi-detached |
| 7 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QD | £450,000 | 22/07/2022 | Semi-detached |
| 19 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU | £431,500 | 22/07/2022 | Semi-detached |
| 6 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ | £365,000 | 15/07/2022 | Semi-detached |
| 82 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SJ | £430,000 | 15/07/2022 | Semi-detached |
| 82 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QJ | £510,000 | 08/07/2022 | Semi-detached |
| 32 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP | £580,000 | 10/06/2022 | Semi-detached |
| [Same street] 1 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £630,000 | 19/11/2021 | Terraced |
| [Same street] 56 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £400,000 | 25/10/2021 | Semi-detached |
| [Same street] 3 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £442,000 | 20/10/2021 | Terraced |
| [Same street] 10 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £470,000 | 24/09/2021 | Semi-detached |
| [Same street] 36 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ | £412,000 | 01/09/2021 | Semi-detached |

**Street average:** £461,286 (7 sales)
**Area average:** £453,350 (20 sales)

## Price vs local average

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

- **Local average:** £496,476 (25 Semi-detached, RM7, 2024–2026)
- **Deviation:** +28.9%

## Rental Range

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

- **Low:** £1,521/mo
- **Realistic:** £1,690/mo
- **Optimistic:** £1,859/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,795/mo

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £211,250
- **Target investor price (1%):** £169,000

*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:** £4,961/m²

## Capital growth trend

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

- **5y growth:** 19.1%
- **10y growth:** 38.3%

## House Price Index (HM Land Registry)

*Official index for Barking and Dagenham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 20%
- **10y growth (index):** 37%

## 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)

Front Kitchen / Diner Living Room Sitting Room Kitchen / Diner Kitchen Kitchen Hallway Bedroom Bedroom Bedroom Bedroom Bedroom Bedroom Hallway Bathroom Shower Room Wc Garden Garage Rear

/ 21

Property details

Tenure

FREEHOLD

Floor area

129 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£630,000 Feb 2026

Price per m²

£4,961/m²

Local average

£496,476 (+28.9%)

Deprivation

Decile 5 (16,728 of 33,755)

Street crime

539 incidents within 1 mile (May 2026)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Driveway, Off street
Garden: Yes

Description

• THIS PROPERTY IS SOLD STC & HAS BEEN RESERVED WITH BALGORES SECURE •

• BEAUTIFULLY PRESENTED FIVE BEDROOM SEMI DETACHED FAMILY HOME
• TWO RECEPTION ROOMS
• 16' KITCHEN / DINER WITH SKY LANTERN
• 70' REAR GARDEN
• GROUND FLOOR WC
• 15' MASTER BEDROOM
• FIRST FLOOR FAMILY BATHROOM AND SECOND FLOOR SHOWER ROOM
• OFF STREET PARKING
• COUNCIL TAX BAND: D

Listed by

Romford

Balgores

Reference: 168049679

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 08/10/2025

Expiry date: 07/10/2035

Current heating cost: £1,308/year

Potential heating cost: £740/year

Est. upgrade cost to C: £28,835

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

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #11174997

Property Details

Street: 30 Lilac Gardens

Town: ROMFORD

Postcode: RM7 0RJ

Installation Details

Items: 5 windows

Certificate Issued: 04/09/2015

Work Completed: 13/05/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #11435190

Property Details

Street: 30 Lilac Gardens

Town: ROMFORD

Postcode: RM7 0RJ

Installation Details

Items: 1 window

Certificate Issued: 16/02/2016

Work Completed: 13/01/2016

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	12/02/2026 (5 months ago)	£630,000	—

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
48 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£450,000	09/01/2026	Semi-detached
33 LINCOLN AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0SJ	£470,000	28/11/2025	Semi-detached
61 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£450,000	04/02/2025	Semi-detached
161 RUSH GREEN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0PX	£515,000	08/12/2023	Semi-detached
59 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£524,000	24/11/2023	Semi-detached
50 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£445,000	13/10/2023	Semi-detached
133 DAGENHAM ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0TL	£400,000	15/09/2023	Semi-detached
43A GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£460,000	27/06/2023	Semi-detached
31 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SR	£380,000	11/04/2023	Semi-detached
Same street 37 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£405,000	03/04/2023	Semi-detached
44 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XH	£454,000	06/01/2023	Semi-detached
7 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ	£420,000	15/12/2022	Semi-detached
42 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£367,500	24/08/2022	Semi-detached
11 PHILIP AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XB	£580,000	24/08/2022	Semi-detached
75 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£385,000	18/08/2022	Semi-detached
Same street 52 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£470,000	05/08/2022	Semi-detached
7 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QD	£450,000	22/07/2022	Semi-detached
19 GROSVENOR ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QU	£431,500	22/07/2022	Semi-detached
6 PHILIP CLOSE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0XJ	£365,000	15/07/2022	Semi-detached
82 LINCOLN AVENUE, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0SJ	£430,000	15/07/2022	Semi-detached
82 NORWOOD AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 0QJ	£510,000	08/07/2022	Semi-detached
32 BIRKBECK ROAD, ROMFORD, HAVERING, GREATER LONDON, RM7 0QP	£580,000	10/06/2022	Semi-detached
Same street 1 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£630,000	19/11/2021	Terraced
Same street 56 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£400,000	25/10/2021	Semi-detached
Same street 3 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£442,000	20/10/2021	Terraced
Same street 10 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£470,000	24/09/2021	Semi-detached
Same street 36 LILAC GARDENS, ROMFORD, BARKING AND DAGENHAM, GREATER LONDON, RM7 0RJ	£412,000	01/09/2021	Semi-detached

Street average: £461,286 (7 sales)

Area average: £453,350 (20 sales)

Capital growth trend

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

5y growth 19.1%

10y growth 38.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Barking and Dagenham. Series: Semi-detached. As of April 2026.

1y (index) 1.2%

5y (index) 20%

10y (index) 37%

Rental Range

Estimated market rent for Barking and Dagenham. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,521/mo

Realistic £1,690/mo

Optimistic £1,859/mo

Based on Local Authority from postcode lookup → Barking and Dagenham.

LHA (30th percentile) floor for Outer North East London: £1,795/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM7 0RJ

Nearby

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

Type	Name	Distance
Bus stop	Dagenham Road	0.1 miles
Bus stop	Rush Green Road	0.1 miles
Shop	Evans 2	0.1 miles
Shop	John's of Romford Suzuki	0.1 miles
Train station	Romford	0.7 miles
Train station	Elm Park	1.3 miles
Hospital	Suttons Manor Hospital	6.7 miles
Hospital	Neonatal Unit, L1 Z2	6.7 miles
University	Arden University Stratford Campus	8.2 miles
University	University of Greenwich Avery Hill Campus	9.2 miles

Street-level crime

Category	Count
Violence and sexual offences	160
Anti-social behaviour	112
Shoplifting	70
Vehicle crime	48
Other theft	38
Drugs	29
Public order	27
Burglary	14
Other crime	13
Theft from the person	13
Robbery	11
Possession of weapons	2
Bicycle theft	1
Criminal damage and arson	1
Total incidents	539

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
Rush Green Primary School	Primary	0.1 miles	Good — 1 Sep 2014
Barking and Dagenham College	Other	0.3 miles	— (No rating)
Concordia Academy	Primary	0.5 miles	Outstanding — 4 Jul 2019
Harrow Lodge Primary School	Primary	0.7 miles	Outstanding — 21 Sep 2022
St Mary's Catholic Primary School	Primary	0.8 miles	Good — 3 Oct 2013

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.26%

Max investor price (0.8%) £211,250

Target investor price (1%) £169,000

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).