# 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

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.

**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 |
| 16 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR | £425,000 | 25/02/2022 | Semi-detached |
| 53 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £435,000 | 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)