# 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)