# 3 bedroom terraced house for sale (RM1 2AS) ## Property Details | Key | Value | |-----|-------| | Address | 29 MELTON GARDENS, ROMFORD, GREATER LONDON RM1 2AS | | Price | £430,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | TBC | | Construction age | England and Wales: 1930-1949 | | Floor area | 101 m² | | Last sold | £445,000 May 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 18/03/2035 - **Est. upgrade cost to C:** £22,100 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - I (£2,200 - £3,000) - 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/9800-4017-0522-2495-3753) ## Description Located within 0.6 mile distance of Romford shops and railway station is this extended three bedroom terrace house benefitting from gas central heating and double glazed windows, the property is set in a cull de sac position, the ground floor accommodation comprises of an entrance hallway with a doorway leading to the lounge ( 14'4 x11'4")double doors from the lounge lead to an extended 22'5" dining room which in turn gives open access to a fitted kitchen ( also approached via the hallway), To the first floor there three bedrooms and bathroom wc, Externally the rear garden has an immediate patio area with the remainder being laid to lawn, to the front there is off street parking for two cars Auctioneers Comments: This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The buyer will pay £300.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional. Located within 0.6 mile distance of Romford Railway station ## Property Photos - ![Picture No. 11](/listings/photos/159004013/1619814) - Picture No. 11 - ![Picture No. 04](/listings/photos/159004013/1619815) - Picture No. 04 - ![Picture No. 02](/listings/photos/159004013/1619816) - Picture No. 02 - ![Picture No. 03](/listings/photos/159004013/1619817) - Picture No. 03 - ![Picture No. 01](/listings/photos/159004013/1619820) - Picture No. 01 - ![Picture No. 17](/listings/photos/159004013/1619821) - Picture No. 17 - ![Picture No. 16](/listings/photos/159004013/1619823) - Picture No. 16 - ![Picture No. 15](/listings/photos/159004013/1619824) - Picture No. 15 - ![Picture No. 05](/listings/photos/159004013/1619826) - Picture No. 05 - ![Picture No. 14](/listings/photos/159004013/1619828) - Picture No. 14 - ![Picture No. 08](/listings/photos/159004013/1619830) - Picture No. 08 - ![Picture No. 10](/listings/photos/159004013/1619832) - Picture No. 10 - ![Picture No. 06](/listings/photos/159004013/1619834) - Picture No. 06 - ![Picture No. 09](/listings/photos/159004013/1619836) - Picture No. 09 - ![Picture No. 13](/listings/photos/159004013/1619838) - Picture No. 13 - ![Picture No. 12](/listings/photos/159004013/1619841) - Picture No. 12 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #16925397 - **Address:** 29 Melton Gardens, ROMFORD, RM1 2AS - **Certificate Issued:** 17/08/2025 - **Work Completed:** 08/08/2025 - **Items:** 3 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 29 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £445,000 | 30/05/2025 | 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 | |---------|-------|------|------| | 35 ROM CRESCENT, ROMFORD, HAVERING, GREATER LONDON, RM7 0PP | £425,000 | 16/02/2024 | Terraced | | 64 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £408,000 | 20/12/2023 | Terraced | | [Same street] 47 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £610,000 | 08/08/2023 | Terraced | | 31 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £460,000 | 21/07/2023 | Terraced | | 16 BRENTWOOD ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2EX | £430,000 | 30/06/2023 | Terraced | | 139 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £315,000 | 16/06/2023 | Terraced | | 24 LONGFIELD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AL | £359,000 | 02/05/2023 | Terraced | | 122 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AJ | £478,250 | 24/03/2023 | Terraced | | 97 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £306,000 | 20/12/2022 | Terraced | | 47 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ | £431,000 | 09/12/2022 | Terraced | | 97 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £290,000 | 11/11/2022 | Terraced | | 50 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £420,000 | 28/10/2022 | Terraced | | 15 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AH | £505,000 | 30/09/2022 | Terraced | | 137 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AW | £422,500 | 12/09/2022 | Terraced | | [Same street] 35 MELTON GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM1 2AS | £515,500 | 05/09/2022 | Terraced | | 4 KYME ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AD | £450,000 | 26/08/2022 | Terraced | | 30 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £410,000 | 19/08/2022 | Terraced | | 30 BRENTWOOD ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 2EX | £600,000 | 21/07/2022 | Terraced | | 29 LONGFIELD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AL | £395,000 | 31/05/2022 | Terraced | | 86 DOUGLAS ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AR | £415,000 | 25/05/2022 | Terraced | | 46 CRAIGDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AE | £450,000 | 29/04/2022 | Terraced | | 51 CLYDESDALE ROAD, HORNCHURCH, HAVERING, GREATER LONDON, RM11 1AQ | £415,000 | 22/04/2022 | Terraced | **Street average:** £562,750 (2 sales) **Area average:** £419,238 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £454,604 (24 Terraced, RM1, 2024–2026) - **Deviation:** -5.4% ## 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:** 0.52% (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:** 6.3% - **Cost-to-rent:** 15.9× - **Monthly cashflow:** £307/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 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:** £4,257/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 36.9% - **10y growth:** 18.3% ## 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)