Sold STC Semi-detached

163 LODGE AVENUE

ROMFORD, GREATER LONDON RM2 5AH

3 beds 1 baths 118 m² Listed 27 Nov 2023 (-979d)

£600,000

Guide Price

Reduced on 5 Jun 2024

Save

# 3 bedroom semi-detached house for sale (RM2 5AH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 163 LODGE AVENUE, ROMFORD, GREATER LONDON RM2 5AH |
| Price | £600,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £610,000 Sep 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/11/2033
- **Est. upgrade cost to C:** £20,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/2180-1639-3070-2190-2225)

## Description

GUIDE PRICE £600,000 - £625,000

Ideally located within one of the areas most popular turnings comes this substantial double bayed 1930's home.  Offering excellent potential for various extensions, subject to planning permission, this could be the ideal family home you're looking for.

Benefits include being a short walk from Gidea Park Primary School, the open spaces of Raphaels Park and Romford and Gidea Park Overground Stations (Elizabeth Line).

Houses this good are rear to the market so be quick!!

## Property Photos

- ![Picture No. 03](/listings/photos/142454675/1625468) - Picture No. 03
- ![Picture No. 06](/listings/photos/142454675/1625469) - Picture No. 06
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- ![Picture No. 17](/listings/photos/142454675/1625471) - Picture No. 17
- ![Picture No. 18](/listings/photos/142454675/1625472) - Picture No. 18
- ![Picture No. 02](/listings/photos/142454675/1625474) - Picture No. 02
- ![Picture No. 15](/listings/photos/142454675/1625475) - Picture No. 15
- ![Picture No. 10](/listings/photos/142454675/1625476) - Picture No. 10
- ![Picture No. 11](/listings/photos/142454675/1625477) - Picture No. 11
- ![Picture No. 12](/listings/photos/142454675/1625479) - Picture No. 12
- ![Picture No. 13](/listings/photos/142454675/1625480) - Picture No. 13
- ![Picture No. 14](/listings/photos/142454675/1625481) - Picture No. 14
- ![Picture No. 16](/listings/photos/142454675/1625482) - Picture No. 16
- ![Picture No. 19](/listings/photos/142454675/1625483) - Picture No. 19
- ![Picture No. 04](/listings/photos/142454675/1625485) - Picture No. 04
- ![Picture No. 07](/listings/photos/142454675/1625486) - Picture No. 07
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- ![Picture No. 08](/listings/photos/142454675/1625489) - Picture No. 08
- ![Picture No. 05](/listings/photos/142454675/1625490) - Picture No. 05

## Floorplans

- ![Floorplan](/listings/photos/142454675/1625491) - Floorplan
- ![Floorplan](/listings/photos/142454675/1625492) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/142454675/1625493) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #6730712
- **Address:** 163 Lodge Avenue, ROMFORD, RM2 5AH
- **Certificate Issued:** 10/08/2009
- **Work Completed:** 29/06/2009
- **Items:** 3 window(s)

### FENSA Certificate #5378900
- **Address:** 163 Lodge Avenue, ROMFORD, RM2 5AH
- **Certificate Issued:** 21/01/2008
- **Work Completed:** 28/11/2007
- **Items:** 1 window(s)

### FENSA Certificate #16654156
- **Address:** 163 Lodge Avenue, ROMFORD, RM2 5AH
- **Certificate Issued:** 02/02/2025
- **Work Completed:** 16/01/2025
- **Items:** 14 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 163 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AH | £610,000 | 18/09/2024 | 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 |
|---------|-------|------|------|
| 20 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4DY | £1,000,000 | 12/12/2025 | Semi-detached |
| 47 TUDOR DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LJ | £380,000 | 31/10/2025 | Semi-detached |
| 33A TUDOR DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LJ | £360,000 | 17/02/2025 | Semi-detached |
| [Same street] 145 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AH | £585,000 | 02/08/2023 | Terraced |
| 23 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4DZ | £656,000 | 12/05/2023 | Semi-detached |
| 104 MAIN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM2 5JB | £775,000 | 06/04/2023 | Semi-detached |
| 12 REPTON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LP | £279,999 | 22/03/2023 | Semi-detached |
| 4 ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ | £685,000 | 12/12/2022 | Semi-detached |
| 9A ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ | £715,000 | 12/12/2022 | Semi-detached |
| 24 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AL | £685,000 | 25/08/2022 | Semi-detached |
| 2 ST IVIANS DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LD | £685,000 | 24/08/2022 | Semi-detached |
| 14 REPTON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LP | £320,000 | 21/04/2022 | Semi-detached |
| 28 TUDOR GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 5LL | £890,000 | 11/03/2022 | Semi-detached |
| 80 STANLEY AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5BX | £712,000 | 12/01/2022 | Semi-detached |
| 16 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4DY | £955,000 | 20/12/2021 | Semi-detached |
| 15 SYDENHAM CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 4HN | £795,000 | 19/11/2021 | Semi-detached |
| 1 TUDOR DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LJ | £600,000 | 11/11/2021 | Semi-detached |
| 13 ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ | £713,750 | 26/10/2021 | Semi-detached |
| 58 MAIN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DB | £470,000 | 15/10/2021 | Semi-detached |
| 24 ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ | £750,000 | 28/09/2021 | Semi-detached |

**Street average:** £585,000 (1 sale)
**Area average:** £654,039 (19 sales)

## Price vs local average

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

- **Local average:** £595,942 (18 Semi-detached, RM2, 2024–2026)
- **Deviation:** +0.7%

## 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

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £195,375
- **Target investor price (1%):** £156,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,085/m²

## Capital growth trend

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

- **5y growth:** -13.9%
- **10y growth:** 23.2%

## 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)

Picture No. 03 Picture No. 06 Picture No. 20 Picture No. 17 Picture No. 18 Picture No. 02 Picture No. 15 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 13 Picture No. 14 Picture No. 16 Picture No. 19 Picture No. 04 Picture No. 07 Picture No. 09 Picture No. 08 Picture No. 05

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Property details

Tenure

FREEHOLD

Floor area

118 m²

Council tax band

EPC rating

Last sold

£610,000 Sep 2024

Price per m²

£5,085/m²

Local average

£595,942 (+0.7%)

Deprivation

Decile 10 (31,482 of 33,755)

Street crime

508 incidents within 1 mile (May 2026)

Key features

Large Semi-Detached House
Three Bedrooms
Backing onto Lodge Park
Short Walk to Raphaels Park
Opposite Gidea Park Primary School
Off Street Parking and Garage
Short Walk to Stations (Overground)
Massive Potential for Side, Rear and Loft Extensions (STPP)

Additional details

Parking: Yes
Garden: Yes

Description

GUIDE PRICE £600,000 - £625,000

Ideally located within one of the areas most popular turnings comes this substantial double bayed 1930's home. Offering excellent potential for various extensions, subject to planning permission, this could be the ideal family home you're looking for.

Benefits include being a short walk from Gidea Park Primary School, the open spaces of Raphaels Park and Romford and Gidea Park Overground Stations (Elizabeth Line).

Houses this good are rear to the market so be quick!!

Listed by

at Gidea Park

Beresfords Residential

Reference: 142454675

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 22/11/2023

Expiry date: 21/11/2033

Est. upgrade cost to C: £20,675

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #6730712

Property Details

Street: 163 Lodge Avenue

Town: ROMFORD

Postcode: RM2 5AH

Installation Details

Items: 3 windows

Certificate Issued: 10/08/2009

Work Completed: 29/06/2009

This certificate data was retrieved from FENSA's database

FENSA Certificate #5378900

Property Details

Street: 163 Lodge Avenue

Town: ROMFORD

Postcode: RM2 5AH

Installation Details

Items: 1 window

Certificate Issued: 21/01/2008

Work Completed: 28/11/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #16654156 Recent

Property Details

Street: 163 Lodge Avenue

Town: ROMFORD

Postcode: RM2 5AH

Installation Details

Items: 14 windows and 2 doors

Certificate Issued: 02/02/2025

Work Completed: 16/01/2025

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	18/09/2024 (1 year ago)	£610,000	—

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
20 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4DY	£1,000,000	12/12/2025	Semi-detached
47 TUDOR DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LJ	£380,000	31/10/2025	Semi-detached
33A TUDOR DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LJ	£360,000	17/02/2025	Semi-detached
Same street 145 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AH	£585,000	02/08/2023	Terraced
23 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4DZ	£656,000	12/05/2023	Semi-detached
104 MAIN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM2 5JB	£775,000	06/04/2023	Semi-detached
12 REPTON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LP	£279,999	22/03/2023	Semi-detached
4 ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ	£685,000	12/12/2022	Semi-detached
9A ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ	£715,000	12/12/2022	Semi-detached
24 LODGE AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5AL	£685,000	25/08/2022	Semi-detached
2 ST IVIANS DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LD	£685,000	24/08/2022	Semi-detached
14 REPTON DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LP	£320,000	21/04/2022	Semi-detached
28 TUDOR GARDENS, ROMFORD, HAVERING, GREATER LONDON, RM2 5LL	£890,000	11/03/2022	Semi-detached
80 STANLEY AVENUE, ROMFORD, HAVERING, GREATER LONDON, RM2 5BX	£712,000	12/01/2022	Semi-detached
16 LAKE RISE, ROMFORD, HAVERING, GREATER LONDON, RM1 4DY	£955,000	20/12/2021	Semi-detached
15 SYDENHAM CLOSE, ROMFORD, HAVERING, GREATER LONDON, RM1 4HN	£795,000	19/11/2021	Semi-detached
1 TUDOR DRIVE, ROMFORD, HAVERING, GREATER LONDON, RM2 5LJ	£600,000	11/11/2021	Semi-detached
13 ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ	£713,750	26/10/2021	Semi-detached
58 MAIN ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DB	£470,000	15/10/2021	Semi-detached
24 ERROLL ROAD, ROMFORD, HAVERING, GREATER LONDON, RM1 3DJ	£750,000	28/09/2021	Semi-detached

Street average: £585,000 (1 sale)

Area average: £654,039 (19 sales)

Capital growth trend

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

5y growth -13.9%

10y growth 23.2%

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 RM2 5AH

Nearby

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

Type	Name	Distance
Bus stop	Raphael Park	0.1 miles
Shop	Tesco Express	0.3 miles
Shop	Unknown	0.4 miles
Train station	Gidea Park	0.6 miles
Train station	Romford	0.7 miles
Hospital	Suttons Manor Hospital	5.4 miles
Hospital	Neonatal Unit, L1 Z2	7.9 miles
University	Arden University Stratford Campus	9.2 miles
University	Escape Studios	9.8 miles

Street-level crime

Category	Count
Violence and sexual offences	132
Anti-social behaviour	117
Shoplifting	76
Vehicle crime	35
Other theft	33
Public order	32
Drugs	27
Burglary	20
Theft from the person	16
Robbery	11
Other crime	6
Bicycle theft	2
Criminal damage and arson	1
Total incidents	508

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
Gidea Park Primary School	Primary	0.1 miles	Good — 27 Feb 2012
Gidea Park Preparatory School and Nursery	Other	0.4 miles	— (No rating)
Bep Academy	Other	0.4 miles	Good — 26 Apr 2023
St Edward's Church of England Voluntary Aided Primary School	Primary	0.6 miles	— (Inspected (no overall grade))
Marshalls Park Academy	Secondary	0.6 miles	Good — 4 Mar 2020

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.26%

Max investor price (0.8%) £195,375

Target investor price (1%) £156,300

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).