Sold STC Semi-detached

25 MELTON GARDENS

ROMFORD, GREATER LONDON RM1 2AS

3 beds Listed 25 Sep 2008 (-6519d)

£329,995

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# 3 bedroom semi-detached house for sale (RM1 2AS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 MELTON GARDENS, ROMFORD, GREATER LONDON RM1 2AS |
| Price | £329,995 |
| Bedrooms | 3 |
| Last sold | £310,000 Jan 2010 |

## Description

**  Lounge,   Dining Room,   Kitchen/Breakfast Room,   Sitting Room/Study/Bed 4,   Bathroom,   Good sized rear garden with rear right of way.**

**Reception Hall**  Feature wood flooring.  Understairs cupboard housing meters.  Downlighters to ceiling.  Security entry phone system.

**Lounge**14'2" (4.32m) into bay x 11'6" (3.5m).  Double glazed bay window to front aspect with radiator beneath.  Laminate flooring.

**Dining Room**12'8" x 10'10" (3.86m x 3.3m).  Feature wood flooring with fire surround with electric fire.  Radiator. Archway leading through to:

**Kitchen/Breakfast Room**23'2" (7.06m) x 16'4" (4.98m) max < 8'6" (2.6m).  A spacious open plan room, most attractively fitted to the kitchen area with a modern range of medium oak style base and wall units incorporating one and a half bowl stainless steel sink unit with plumbing for washing machine and integrated dishwasher together with gas hob, stainless steel chimney extractor fan and fitted electric oven.  Part tiled walls, downlighters to ceiling.  Wood flooring.  Radiator.  Combination boiler in housing.  Double glazed window to rear with double glazed french doors leading out to the garden.

**Sitting Room/Study/Bed 4**20'3" x 8' (6.17m x 2.44m).  Double glazed window to front with radiator beneath.  Laminate flooring.

**Ground floor shower room**  Fitted with a white shower cubicle with wash hand basin in vanity unit and low level w.c.  Part tiled walls with ceramic tiled floor.  Extractor fan.

**First floor landing**  Obscure double glazed window to side.  Downlighters to ceiling.  Access to loft.

**Bedroom One**14'8" x 9'10" (4.47m x 3m).  Double glazed bay window to front with radiator beneath.

**Bedroom Two**12'7" x 10'10" (3.84m x 3.3m).  Double glazed window overlooking rear garden.  Radiator.

**Bedroom Three**8'2" x 7'5" (2.5m x 2.26m).  Double glazed window to front with radiator beneath.  Storage cupboard.

**Bathroom**  Fitted with a white panelled bath with overhead shower, w.c. and wash hand basin in vanity unit.  Part tiled walls with ceramic tiled floor.  Downlighters to ceiling.  Stainless steel towel rail.  Obscure double glazed window to rear.

**Externally**  The front of the property is attractively block paved with parking for 2/3 vehicles.  The rear garden commences with a paved patio area, and is of a good size and recently laid to lawn.  Shed to remain.  Shared right of way to the rear with potential for garage (subject to necessary consent)

## Property Photos

- ![Photo](/listings/photos/11002341/1619961)
- ![Photo](/listings/photos/11002341/1619963)
- ![Photo](/listings/photos/11002341/1619965)
- ![Photo](/listings/photos/11002341/1619969)
- ![Photo](/listings/photos/11002341/1619973)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #5712769
- **Address:** 25 Melton Gardens, ROMFORD, RM1 2AS
- **Certificate Issued:** 02/06/2008
- **Work Completed:** 04/04/2008
- **Items:** 2 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £310,000 | 07/01/2010 | 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 |
|---------|-------|------|------|
| 15 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA | £486,000 | 24/01/2025 | Semi-detached |
| 51 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £485,000 | 31/07/2023 | Semi-detached |
| 30 ALLANDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AP | £360,000 | 25/04/2023 | Semi-detached |
| 70 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ | £410,000 | 28/11/2022 | Semi-detached |
| 19 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA | £565,000 | 01/11/2022 | Semi-detached |
| 36 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA | £446,826 | 13/10/2022 | Semi-detached |
| 20 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA | £464,500 | 15/09/2022 | Semi-detached |
| 30 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR | £365,000 | 14/09/2022 | Semi-detached |
| 9 ALLANDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AP | £467,162 | 24/08/2022 | Semi-detached |
| 55 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ | £472,500 | 28/07/2022 | Semi-detached |
| 98 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AF | £415,000 | 29/06/2022 | Semi-detached |
| 12 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR | £412,500 | 30/05/2022 | Semi-detached |
| 53 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £435,000 | 25/02/2022 | Semi-detached |
| 16 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR | £425,000 | 25/02/2022 | Semi-detached |
| 17 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA | £635,000 | 14/01/2022 | Semi-detached |
| 5 LONGFIELD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AL | £400,000 | 07/01/2022 | Semi-detached |
| 2 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA | £695,000 | 28/09/2021 | Semi-detached |

**Area average:** £467,029 (17 sales)

## Price vs local average

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

- **Local average:** £541,300 (27 Semi-detached, RM1, 2024–2026)
- **Deviation:** -39%

## 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

## 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, Douglas Road, RM11 | £2,250/mo | 3 | 0.23 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £700/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.8%

*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).*

## Capital growth trend

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

- **5y growth:** 33.4%
- **10y growth:** 23.8%

## House Price Index (HM Land Registry)

*Official index for Havering; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 19.2%
- **10y growth (index):** 36.6%

## 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

Tenure

FREEHOLD

Last sold

£310,000 Jan 2010

Local average

£541,300 (-39%)

Deprivation

Decile 7 (20,982 of 33,755)

Street crime

598 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Recently refurbished by the current owner, this semi detached family home is extended to the ground floor and now offers THREE RECEPTION ROOMS with ground floor shower room complimenting the first floor bathroom. There are parking facilities with potential for garage to the rear. Offered with no onward chain this property is ideally placed in a cul-de-sac close to Romford town center. Viewings are highly recommended.

Lounge, Dining Room, Kitchen/Breakfast Room, Sitting Room/Study/Bed 4, Bathroom, Good sized rear garden with rear right of way.

Reception Hall Feature wood flooring. Understairs cupboard housing meters. Downlighters to ceiling. Security entry phone system.

Lounge14'2" (4.32m) into bay x 11'6" (3.5m). Double glazed bay window to front aspect with radiator beneath. Laminate flooring.

Dining Room12'8" x 10'10" (3.86m x 3.3m). Feature wood flooring with fire surround with electric fire. Radiator. Archway leading through to:

Kitchen/Breakfast Room23'2" (7.06m) x 16'4" (4.98m) max < 8'6" (2.6m). A spacious open plan room, most attractively fitted to the kitchen area with a modern range of medium oak style base and wall units incorporating one and a half bowl stainless steel sink unit with plumbing for washing machine and integrated dishwasher together with gas hob, stainless steel chimney extractor fan and fitted electric oven. Part tiled walls, downlighters to ceiling. Wood flooring. Radiator. Combination boiler in housing. Double glazed window to rear with double glazed french doors leading out to the garden.

Sitting Room/Study/Bed 420'3" x 8' (6.17m x 2.44m). Double glazed window to front with radiator beneath. Laminate flooring.

Ground floor shower room Fitted with a white shower cubicle with wash hand basin in vanity unit and low level w.c. Part tiled walls with ceramic tiled floor. Extractor fan.

First floor landing Obscure double glazed window to side. Downlighters to ceiling. Access to loft.

Bedroom One14'8" x 9'10" (4.47m x 3m). Double glazed bay window to front with radiator beneath.

Bedroom Two12'7" x 10'10" (3.84m x 3.3m). Double glazed window overlooking rear garden. Radiator.

Bedroom Three8'2" x 7'5" (2.5m x 2.26m). Double glazed window to front with radiator beneath. Storage cupboard.

Bathroom Fitted with a white panelled bath with overhead shower, w.c. and wash hand basin in vanity unit. Part tiled walls with ceramic tiled floor. Downlighters to ceiling. Stainless steel towel rail. Obscure double glazed window to rear.

Externally The front of the property is attractively block paved with parking for 2/3 vehicles. The rear garden commences with a paved patio area, and is of a good size and recently laid to lawn. Shed to remain. Shared right of way to the rear with potential for garage (subject to necessary consent)

Listed by

Romford

Hilbery Chaplin Residential

Reference: 11002341

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5712769

Property Details

Street: 25 Melton Gardens

Town: ROMFORD

Postcode: RM1 2AS

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 02/06/2008

Work Completed: 04/04/2008

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	07/01/2010 (16 years ago)	£310,000	—

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
15 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA	£486,000	24/01/2025	Semi-detached
51 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH	£485,000	31/07/2023	Semi-detached
30 ALLANDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AP	£360,000	25/04/2023	Semi-detached
70 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ	£410,000	28/11/2022	Semi-detached
19 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA	£565,000	01/11/2022	Semi-detached
36 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA	£446,826	13/10/2022	Semi-detached
20 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA	£464,500	15/09/2022	Semi-detached
30 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR	£365,000	14/09/2022	Semi-detached
9 ALLANDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AP	£467,162	24/08/2022	Semi-detached
55 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ	£472,500	28/07/2022	Semi-detached
98 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AF	£415,000	29/06/2022	Semi-detached
12 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR	£412,500	30/05/2022	Semi-detached
53 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH	£435,000	25/02/2022	Semi-detached
16 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR	£425,000	25/02/2022	Semi-detached
17 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA	£635,000	14/01/2022	Semi-detached
5 LONGFIELD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AL	£400,000	07/01/2022	Semi-detached
2 DYMOKE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AA	£695,000	28/09/2021	Semi-detached

Area average: £467,029 (17 sales)

Capital growth trend

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

5y growth 33.4%

10y growth 23.8%

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

1y (index) 2.9%

5y (index) 19.2%

10y (index) 36.6%

Rental Range

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

Low £1,407/mo

Realistic £1,563/mo

Optimistic £1,719/mo

Based on Local Authority from postcode lookup → Havering.

LHA (30th percentile) floor for Outer North East London: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM1 2AS

Nearby

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

Type	Name	Distance
Bus stop	Clydesdale Road	0.1 miles
Shop	B&Q	0.1 miles
Shop	ALDI	0.1 miles
Train station	Romford	0.5 miles
Train station	Gidea Park	1.2 miles
Hospital	Suttons Manor Hospital	6.4 miles
Hospital	Neonatal Unit, L1 Z2	7.2 miles
University	Arden University Stratford Campus	8.7 miles
University	Escape Studios	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	166
Anti-social behaviour	120
Shoplifting	74
Vehicle crime	57
Other theft	52
Drugs	32
Public order	31
Burglary	20
Theft from the person	17
Other crime	13
Robbery	12
Possession of weapons	2
Bicycle theft	1
Criminal damage and arson	1
Total incidents	598

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
St Mary's Catholic Primary School	Primary	0.4 miles	Good — 3 Oct 2013
Hylands Primary School	Primary	0.5 miles	Good — 15 Sep 2016
Harrow Lodge Primary School	Primary	0.5 miles	Outstanding — 21 Sep 2022
Concordia Academy	Primary	0.5 miles	Outstanding — 4 Jul 2019
The Frances Bardsley Academy for Girls	Secondary	0.6 miles	— (Inspected (no overall grade))

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, Douglas Road, RM11	£2,250/mo	3	0.23 miles	OpenRent

Average rent: £2,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 8.2%

Cost-to-rent ratio 12.2×

Monthly cashflow £700/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.8%

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).