Sold STC Terraced

118 WHITE HART LANE

ROMFORD, COLLIER ROW, GREATER LONDON RM7 8LX

2 beds 1 baths 65 m² Listed 3 Mar 2025 (-471d)

£350,000

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# 2 bedroom terraced house for sale (RM7 8LX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 118 WHITE HART LANE, ROMFORD, COLLIER ROW, GREATER LONDON RM7 8LX |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £360,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 05/03/2035
- **Current heating cost:** £583/year
- **Est. upgrade cost to C:** £14,510

### Recommendations
- W2 (£4,000 - £6,000)
- E (£10)
- 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/1335-7527-7400-0946-7202)

## Description

eXp ref KW0099

Searching for your first home? Prefer to own a house over a flat? This should be the ideal property for you. A lovely 2 bedroom terrace close to bus routes into Romford and walking distance to shops, park and other amenities - that will require some modernisation and upgrading but realistically priced to take this into account. With no upward chain a quick sale can be achieved. Hurry to book your viewing now!

It's actually quite roomy for a 2 bedroom house and would suit a young couple. The lounge will take good size furniture and has patio doors leading out to the garden.

Everyone wants a good size kitchen and this one doesn't disappoint. Plenty of room to upgrade to a lovely modern kitchen, which also leads out to the garden.

Upstairs there is a wet room with a separate wc and 2 really good size double bedrooms.

Outside you'll find a well maintained garden, which would be perfect for a young family and there is also a side entrance 'tunnel' leading to the front.

You can park on the road in front of the house, but the front garden is big enough for off road parking, subject to getting permission for a drop kerb.

London Borough of Havering Council Tax Band C - £1,962.59 (2024/2025)

EPC information to follow

...............................

Porch Entrance to hall

**Lounge**  15'7 x 10'2 (4.78m x 3.10m)

**Breakfast/Kitchen ** 11'7 x 9'3 (3.56m x 2.83m)

**First Floor**

**Bedroom 1**  12'4 x 10'3 (3.77m x 3.13m)

**Bedroom 2**   11'2 x 10'5 (3.41m x 3.20m)

**Wet Room/Shower Room**

**Separate WC**

**Exterior**  Good size garden. Potential for off road parking to front

## Property Photos

- ![Photo](/listings/photos/158924648/309704)
- ![Photo](/listings/photos/158924648/309705)
- ![Photo](/listings/photos/158924648/309706)
- ![Photo](/listings/photos/158924648/309707)
- ![Photo](/listings/photos/158924648/309708)
- ![Photo](/listings/photos/158924648/309709)
- ![Photo](/listings/photos/158924648/309710)
- ![Photo](/listings/photos/158924648/309711)
- ![Photo](/listings/photos/158924648/309712)
- ![Photo](/listings/photos/158924648/309713)
- ![Photo](/listings/photos/158924648/309714)
- ![Photo](/listings/photos/158924648/309715)

## Floorplans

- ![Floorplan 1](/listings/photos/158924648/309716) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 118 WHITE HART LANE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM7 8LX | £360,000 | 14/07/2025 | 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 |
|---------|-------|------|------|
| 145 LYNTON AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NB | £385,000 | 21/08/2025 | Terraced |
| 33 VICTORY WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 8PA | £405,000 | 10/07/2025 | Terraced |
| 14 RODNEY WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 8PD | £460,000 | 03/11/2023 | Terraced |
| 16 RODNEY WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 8PD | £435,600 | 10/11/2022 | Terraced |
| 8 ARGUS CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NJ | £550,000 | 07/11/2022 | Terraced |
| 149 LYNTON AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NB | £420,000 | 27/10/2022 | Terraced |
| 8 HOOD WALK, ROMFORD, HAVERING, GREATER LONDON, RM7 8NU | £423,000 | 26/10/2022 | Terraced |
| 151 LYNTON AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NB | £397,500 | 25/10/2022 | Terraced |
| 11 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ | £550,000 | 21/07/2022 | Terraced |
| 1 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ | £545,000 | 20/07/2022 | Terraced |
| 21 ELIZABETH CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NX | £375,000 | 01/07/2022 | Terraced |
| 9 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ | £437,750 | 16/06/2022 | Terraced |
| 22 MELVILLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2AJ | £520,000 | 12/05/2022 | Terraced |
| 85 LOWSHOE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 2AS | £380,000 | 31/03/2022 | Terraced |
| 12A RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ | £415,000 | 25/02/2022 | Terraced |
| [Same street] 132 WHITE HART LANE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM7 8LX | £350,995 | 14/02/2022 | Terraced |
| 4 ARGUS CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NJ | £430,000 | 25/01/2022 | Terraced |
| 3 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ | £334,000 | 30/06/2021 | Terraced |

**Street average:** £350,995 (1 sale)
**Area average:** £438,991 (17 sales)

## Price vs local average

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

- **Local average:** £442,489 (45 Terraced, RM7, 2024–2026)
- **Deviation:** -20.9%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Bungalow, Redriff Road, RM7 | £500/mo | 2 | 0.5 miles | OpenRent |

**Average rent: £500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.14% (weak for cashflow)
- **Max investor price (0.8%):** £62,500
- **Target investor price (1%):** £50,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £500/mo).*

- **Gross yield:** 1.7%
- **Cost-to-rent:** 58.3×
- **Monthly cashflow:** £-953/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £5,385/m²

## Capital growth trend

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

- **5y growth:** 11.6%
- **10y growth:** 28.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.4%
- **5y growth (index):** 17.3%
- **10y growth (index):** 36.3%

## 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)

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Property details

Floor area

65 m²

EPC rating

Last sold

£360,000 Jul 2025

Price per m²

£5,385/m²

Local average

£442,489 (-20.9%)

Deprivation

Decile 4 (10,382 of 33,755)

Street crime

156 incidents within 1 mile (Apr 2026)

Key features

2 DOUBLE BEDROOMS
LOUNGE
BREAKFAST KITCHEN
GAS CENTRAL HEATING
NO UPWARD CHAIN
DOUBLE GLAZED
CLOSE TO SHOPS AND BUS ROUTES

Additional details

Parking: On street
Garden: Yes

Description

eXp ref KW0099
Searching for your first home? Prefer to own a house over a flat? This should be the ideal property for you. A lovely 2 bedroom terrace close to bus routes into Romford and walking distance to shops, park and other amenities - that will require some modernisation and upgrading but realistically priced to take this into account. With no upward chain a quick sale can be achieved. Hurry to book your viewing now!
It's actually quite roomy for a 2 bedroom house and would suit a young couple. The lounge will take good size furniture and has patio doors leading out to the garden.
Everyone wants a good size kitchen and this one doesn't disappoint. Plenty of room to upgrade to a lovely modern kitchen, which also leads out to the garden.
Upstairs there is a wet room with a separate wc and 2 really good size double bedrooms.
Outside you'll find a well maintained garden, which would be perfect for a young family and there is also a side entrance 'tunnel' leading to the front.
You can park on the road in front of the house, but the front garden is big enough for off road parking, subject to getting permission for a drop kerb.
London Borough of Havering Council Tax Band C - £1,962.59 (2024/2025)
EPC information to follow
...............................
Porch Entrance to hall
Lounge 15'7 x 10'2 (4.78m x 3.10m)
Breakfast/Kitchen 11'7 x 9'3 (3.56m x 2.83m)
First Floor
Bedroom 1 12'4 x 10'3 (3.77m x 3.13m)
Bedroom 2 11'2 x 10'5 (3.41m x 3.20m)
Wet Room/Shower Room
Separate WC
Exterior Good size garden. Potential for off road parking to front

Listed by

South East

exp world uk limited

Reference: 158924648

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 06/03/2025

Expiry date: 05/03/2035

Current heating cost: £583/year

Potential heating cost: £540/year

Est. upgrade cost to C: £14,510

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£10)
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

Price history

Event	Date	Price	% change
Sold	14/07/2025 (11 months ago)	£360,000	—

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
145 LYNTON AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NB	£385,000	21/08/2025	Terraced
33 VICTORY WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 8PA	£405,000	10/07/2025	Terraced
14 RODNEY WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 8PD	£460,000	03/11/2023	Terraced
16 RODNEY WAY, ROMFORD, HAVERING, GREATER LONDON, RM7 8PD	£435,600	10/11/2022	Terraced
8 ARGUS CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NJ	£550,000	07/11/2022	Terraced
149 LYNTON AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NB	£420,000	27/10/2022	Terraced
8 HOOD WALK, ROMFORD, HAVERING, GREATER LONDON, RM7 8NU	£423,000	26/10/2022	Terraced
151 LYNTON AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NB	£397,500	25/10/2022	Terraced
11 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ	£550,000	21/07/2022	Terraced
1 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ	£545,000	20/07/2022	Terraced
21 ELIZABETH CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NX	£375,000	01/07/2022	Terraced
9 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ	£437,750	16/06/2022	Terraced
22 MELVILLE ROAD, ROMFORD, HAVERING, GREATER LONDON, RM5 2AJ	£520,000	12/05/2022	Terraced
85 LOWSHOE LANE, ROMFORD, HAVERING, GREATER LONDON, RM5 2AS	£380,000	31/03/2022	Terraced
12A RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ	£415,000	25/02/2022	Terraced
Same street 132 WHITE HART LANE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM7 8LX	£350,995	14/02/2022	Terraced
4 ARGUS CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM7 8NJ	£430,000	25/01/2022	Terraced
3 RAMSDEN DRIVE, COLLIER ROW, ROMFORD, HAVERING, GREATER LONDON, RM5 2NJ	£334,000	30/06/2021	Terraced

Street average: £350,995 (1 sale)

Area average: £438,991 (17 sales)

Capital growth trend

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

5y growth 11.6%

10y growth 28.8%

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

1y (index) 0.4%

5y (index) 17.3%

10y (index) 36.3%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/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 RM7 8LX

Nearby

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

Type	Name	Distance
Bus stop	Collier Row Road	0.0 miles
Bus stop	Howe Close	0.1 miles
Shop	The Loft Shop	0.2 miles
Shop	Unknown	0.2 miles
Train station	Romford	1.9 miles
Train station	Chadwell Heath	2.3 miles
Hospital	Suttons Manor Hospital	4.7 miles
Hospital	Neonatal Unit, L1 Z2	7.2 miles
University	University of Portsmouth Walthamstow Campus	7.5 miles
University	Arden University Stratford Campus	8.0 miles

Street-level crime

Category	Count
Violence and sexual offences	51
Anti-social behaviour	31
Vehicle crime	19
Other theft	15
Shoplifting	13
Public order	8
Criminal damage and arson	5
Drugs	5
Burglary	3
Robbery	3
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	156

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
St Patrick's Catholic Primary School	Primary	0.2 miles	Good — 15 Jun 2012
Crownfield Junior School	Primary	0.3 miles	Good — 11 Jun 2014
Crownfield Infant School	Primary	0.3 miles	Good — 15 Oct 2014
Clockhouse Primary School	Primary	0.6 miles	Outstanding — 16 Jul 2023
Parklands Primary School	Primary	0.9 miles	Good — 9 Jun 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Bungalow, Redriff Road, RM7	£500/mo	2	0.5 miles	OpenRent

Average rent: £500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.14%

Max investor price (0.8%) £62,500

Target investor price (1%) £50,000

Gross yield 1.7%

Cost-to-rent ratio 58.3×

Monthly cashflow £-953/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -11.3%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).