# 3 bedroom terraced house for sale (RM1 2AS) ## Property Details | Key | Value | |-----|-------| | Address | 22 MELTON GARDENS, ROMFORD, GREATER LONDON RM1 2AS | | Price | £400,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: 1900-1929 | | Floor area | 85 m² | | Last sold | £400,000 Sep 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 20/06/2023 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £650/year - **Est. upgrade cost to C:** £26,535 ### Recommendations - Q (£4,000 - £14,000) - W (£800 - £1,200) - E (£35) - N (£4,000 - £6,000) - U (£9,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8387-7326-1010-5019-0922) ## Description Located within 0.7 miles of Romford mainline station providing easy access into London Liverpool Street with its impending Crossrail links, we are pleased to present this three bedroom extended family home, which in our opinion has been maintained to a very high standard. Internally the property benefits from a 27' lounge, 14' kitchen/diner, ground floor cloakroom, 14' master and a first floor family bathroom/wc. Whilst externally offering from a rear garden measuring approximately 65' with rear access and off street parking to the front for two vehicles. ## Property Photos - ![Picture No. 21](/listings/photos/77418473/1619869) - Picture No. 21 - ![Picture No. 18](/listings/photos/77418473/1619871) - Picture No. 18 - ![Picture No. 25](/listings/photos/77418473/1619872) - Picture No. 25 - ![Picture No. 23](/listings/photos/77418473/1619873) - Picture No. 23 - ![Picture No. 22](/listings/photos/77418473/1619874) - Picture No. 22 - ![Picture No. 16](/listings/photos/77418473/1619875) - Picture No. 16 - ![Picture No. 20](/listings/photos/77418473/1619876) - Picture No. 20 - ![Picture No. 19](/listings/photos/77418473/1619877) - Picture No. 19 - ![Picture No. 24](/listings/photos/77418473/1619878) - Picture No. 24 - ![Picture No. 15](/listings/photos/77418473/1619881) - Picture No. 15 - ![Picture No. 26](/listings/photos/77418473/1619889) - Picture No. 26 - ![Picture No. 17](/listings/photos/77418473/1619893) - Picture No. 17 ## Floorplans - ![Picture No. 01](/listings/photos/77418473/1619897) - Picture No. 01 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/77418473/1619899) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13852343 - **Address:** 22 Melton Gardens, ROMFORD, RM1 2AS - **Certificate Issued:** 17/11/2019 - **Work Completed:** 08/11/2019 - **Items:** 2 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 22 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £400,000 | 06/09/2019 | Terraced | | 22 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £245,000 | 22/08/2013 | 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 | |---------|-------|------|------| | [Same street] 29 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £445,000 | 30/05/2025 | Terraced | | 35 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PP | £425,000 | 16/02/2024 | Terraced | | 64 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £408,000 | 20/12/2023 | Terraced | | [Same street] 47 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £610,000 | 08/08/2023 | Terraced | | 31 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £460,000 | 21/07/2023 | Terraced | | 16 BRENTWOOD ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2EX | £430,000 | 30/06/2023 | Terraced | | 139 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £315,000 | 16/06/2023 | Terraced | | 24 LONGFIELD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AL | £359,000 | 02/05/2023 | Terraced | | 122 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AJ | £478,250 | 24/03/2023 | Terraced | | 97 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £306,000 | 20/12/2022 | Terraced | | 47 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ | £431,000 | 09/12/2022 | Terraced | | 97 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £290,000 | 11/11/2022 | Terraced | | 50 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £420,000 | 28/10/2022 | Terraced | | 15 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £505,000 | 30/09/2022 | Terraced | | 137 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £422,500 | 12/09/2022 | Terraced | | [Same street] 35 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £515,500 | 05/09/2022 | Terraced | | 4 KYME ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AD | £450,000 | 26/08/2022 | Terraced | | 30 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £410,000 | 19/08/2022 | Terraced | | 30 BRENTWOOD ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2EX | £600,000 | 21/07/2022 | Terraced | | 29 LONGFIELD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AL | £395,000 | 31/05/2022 | Terraced | | 86 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR | £415,000 | 25/05/2022 | Terraced | | 46 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £450,000 | 29/04/2022 | Terraced | | 51 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ | £415,000 | 22/04/2022 | Terraced | **Street average:** £523,500 (3 sales) **Area average:** £419,238 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £454,604 (24 Terraced, RM1, 2024–2026) - **Deviation:** -12% ## 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 Outer North East London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,496/mo ## 1% Rule - **Rent ratio:** 0.39% (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:** £4,706/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -20.3% - **10y growth:** 18.3% ## House Price Index (HM Land Registry) *Official index for Havering; Terraced series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 18.9% - **10y growth (index):** 36.2% ## 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)