# 3 bedroom terraced house for sale (RM2 6RR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 104 AMERY GARDENS, ROMFORD, GREATER LONDON RM2 6RR |
| Price | £525,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £500,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 25/07/2035
- **Current heating cost:** £760/year
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2636-8530-2125-5365)

## Description

This delightful terraced house, boasting a sought-after South East facing garden, is a must-see for those looking for a comfortable and convenient living space. With three bedrooms, this property offers ample room for a growing family or for accommodating guests or a home office. The house has been extended to the rear, providing even more living space, and features a garden outbuilding perfect for office or as a gym. Additionally, the property offers off-street parking and is just a 0.7-mile walk to Gidea Park Elizabeth Line Station, ensuring excellent transport links for commuters. The interior is well-designed, with a modern kitchen, spacious living areas, and a beautifully low maintenance garden for outdoor relaxation. Located in a desirable area with easy access to local amenities, schools, and transport links, this property offers a comfortable and well-connected lifestyle. Contact us today to arrange a viewing before it's gone.

## Property Photos

- ![Picture No. 02](/listings/photos/165198782/896548) - Picture No. 02
- ![Picture No. 03](/listings/photos/165198782/896549) - Picture No. 03
- ![Picture No. 04](/listings/photos/165198782/896550) - Picture No. 04
- ![Picture No. 05](/listings/photos/165198782/896551) - Picture No. 05
- ![Picture No. 20](/listings/photos/165198782/896552) - Picture No. 20
- ![Picture No. 06](/listings/photos/165198782/896553) - Picture No. 06
- ![Picture No. 23](/listings/photos/165198782/896554) - Picture No. 23
- ![Picture No. 07](/listings/photos/165198782/896555) - Picture No. 07
- ![Picture No. 22](/listings/photos/165198782/896556) - Picture No. 22
- ![Picture No. 08](/listings/photos/165198782/896557) - Picture No. 08
- ![Picture No. 09](/listings/photos/165198782/896558) - Picture No. 09
- ![Picture No. 10](/listings/photos/165198782/896559) - Picture No. 10
- ![Picture No. 12](/listings/photos/165198782/896560) - Picture No. 12
- ![Picture No. 21](/listings/photos/165198782/896561) - Picture No. 21

## Floorplans

- ![Picture No. 24](/listings/photos/165198782/896562) - Picture No. 24

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165198782/896563) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #9765711
- **Address:** 104 Amery Gardens, ROMFORD, RM2 6RR
- **Certificate Issued:** 02/09/2013
- **Work Completed:** 25/08/2013
- **Items:** 5 window(s), 2 door(s)

### FENSA Certificate #8541489
- **Address:** 104 Amery Gardens, ROMFORD, RM2 6RR
- **Certificate Issued:** 29/11/2011
- **Work Completed:** 17/11/2011
- **Items:** 2 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 104 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £500,000 | 30/01/2026 | Terraced |
| 104 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £210,000 | 26/08/2011 | 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 |
|---------|-------|------|------|
| 64 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RU | £520,000 | 23/01/2026 | Terraced |
| 92 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU | £475,000 | 08/01/2026 | Terraced |
| 4 CLUNAS GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RT | £727,500 | 23/07/2025 | Terraced |
| 9 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RX | £500,000 | 27/10/2023 | Terraced |
| [Same street] 86 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £376,000 | 20/10/2023 | Terraced |
| 42 CAMBRIDGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6QU | £530,000 | 20/10/2023 | Terraced |
| 126 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR | £350,000 | 20/10/2023 | Terraced |
| 61 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU | £390,000 | 30/06/2023 | Terraced |
| 19 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU | £360,000 | 26/04/2023 | Terraced |
| 23 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RX | £455,000 | 10/03/2023 | Terraced |
| 70 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RU | £460,000 | 05/01/2023 | Terraced |
| 98 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU | £470,000 | 09/12/2022 | Terraced |
| 70 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2ES | £423,500 | 05/12/2022 | Terraced |
| [Same street] 118 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £450,000 | 17/10/2022 | Terraced |
| 55 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6QA | £610,000 | 12/10/2022 | Terraced |
| 57 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2EU | £390,000 | 10/10/2022 | Terraced |
| 20 STAFFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 2ES | £390,000 | 30/08/2022 | Terraced |
| 130 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PU | £500,000 | 25/08/2022 | Terraced |
| 130 SOUTHEND ARTERIAL ROAD, GIDEA PARK, ROMFORD, HAVERING, GREATER LONDON, RM2 6PR | £400,000 | 01/08/2022 | Terraced |
| 8 CLUNAS GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RT | £440,000 | 29/07/2022 | Terraced |
| 13 MESSANT CLOSE, HAROLD WOOD, ROMFORD, HAVERING, GREATER LONDON, RM3 0WP | £210,000 | 10/06/2022 | Terraced |
| [Same street] 100 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £580,000 | 20/05/2022 | Terraced |
| 93 BELGRAVE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 6PX | £460,000 | 19/05/2022 | Terraced |
| [Same street] 116 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £370,000 | 12/11/2021 | Terraced |
| [Same street] 124 AMERY GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 6RR | £480,000 | 26/10/2021 | Terraced |

**Street average:** £451,200 (5 sales)
**Area average:** £453,050 (20 sales)

## Price vs local average

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

- **Local average:** £622,233 (15 Terraced, RM2, 2024–2026)
- **Deviation:** -15.6%

## Rental Range

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

- **Low:** £1,408/mo
- **Realistic:** £1,564/mo
- **Optimistic:** £1,720/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

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Upper Brentwood Road, RM2 | £2,535/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Semi-Detached House, Elderberry Close, RM3 | £2,600/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Semi-Detached House, Masefield Crescent, RM3 | £2,000/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £2,378/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £316,875
- **Target investor price (1%):** £253,500

*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 £2,535/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £189/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** £5,097/m²

## Capital growth trend

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

- **5y growth:** 39.3%
- **10y growth:** 58.7%

## 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)