Semi-Detached 3 sales on record

305 UPMINSTER ROAD NORTH

RAINHAM, HAVERING, GREATER LONDON, RM13 9JL

£560,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM13 9JL

Nearby

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

Type	Name	Distance
Bus stop	Allen Road	0.1 miles
Train station	Rainham	0.8 miles
Shop	Home Building Centre	0.9 miles
Hospital	Livingstone Community Hospitals	5.5 miles
University	University of Greenwich	6.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms (EPC estimate)

Floor area

118 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£560,000 Jan 2026

Price per m²

£4,746/m²

Local average

£474,508 (24 sales)

Street crime

252 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 04/10/2024

Current heating cost: £908/year

Potential heating cost: £638/year

Est. upgrade cost to C: £23,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£560,000	Semi-detached	+89.8%	£560,000 to February 2026	View transaction
Sold	21/05/2014	£295,000	Semi-detached	+130.5%	£536,130 to February 2026	View transaction
Sold	18/08/1999	£128,000	Semi-detached	—	£630,943 to February 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
20 ORCHARD AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9NY	£455,000	03/11/2025	Semi-detached
GAWSWORTH, 6 GLADSTONE PLACE, RAINHAM, HAVERING, GREATER LONDON, RM13 9FN	£425,000	05/05/2023	Semi-detached
8 MAYFIELD GROVE, RAINHAM, HAVERING, GREATER LONDON, RM13 9FE	£500,000	16/11/2022	Semi-detached
26 ORCHARD AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9NY	£395,000	21/10/2022	Semi-detached
17 THE GLEN, RAINHAM, HAVERING, GREATER LONDON, RM13 9NS	£505,000	24/05/2022	Semi-detached
11 PARSONAGE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9LW	£425,000	17/12/2021	Semi-detached
22 DAVIES CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9LJ	£418,000	08/12/2021	Semi-detached
9 WOODSIDE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9PB	£400,000	29/09/2021	Semi-detached
11 WOODSIDE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9PB	£377,500	16/09/2021	Semi-detached
30 DAVIES CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9LJ	£350,000	10/09/2021	Semi-detached
2 AIDA MEWS, RAINHAM, HAVERING, GREATER LONDON, RM13 9FP	£350,000	07/09/2021	Semi-detached
4 THE GLEN, RAINHAM, HAVERING, GREATER LONDON, RM13 9NS	£417,000	12/08/2021	Semi-detached
48 WOODSIDE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9PB	£300,000	06/08/2021	Semi-detached
20 ARTERIAL AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9NX	£360,000	11/06/2021	Semi-detached

Area average: £405,536 (14 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 26.8%

10y growth 38.6%

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

1y (index) 4.1%

5y (index) 19%

10y (index) 41.4%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Havering.

LHA (30th percentile) floor for Harlow & Stortford: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area, preferring 4-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Detached House, Lambs Lane North, RM13	£2,900/mo	4	0.22 miles	OpenRent
4 Bed Semi-Detached House, Wantz Lane, RM13	£850/mo	4	0.34 miles	OpenRent

Average rent: £1,875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%

Max investor price (0.8%) £234,375

Target investor price (1%) £187,500

Gross yield 4%

Cost-to-rent ratio 24.9×

Monthly cashflow £-543/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4%

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	57
Violence and sexual offences	56
Shoplifting	34
Criminal damage and arson	25
Vehicle crime	24
Robbery	16
Public order	10
Other theft	8
Burglary	7
Drugs	7
Other crime	4
Theft from the person	2
Bicycle theft	1
Possession of weapons	1
Total incidents	252

Within 1 mile during Mar 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
Parsonage Farm Primary School	Primary	0.3 miles	Good — 1 Dec 2011
Harris Academy Rainham	Secondary	0.4 miles	Good — 16 Jun 2019
Harris Rainham Sixth Form	Other	0.4 miles	— (No rating)
Brady Primary School	Primary	0.5 miles	Good — 6 Mar 2017
Rainham Village Primary School	Primary	0.5 miles	Good — 16 Jan 2018

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
05/03/2023	10/02/2023	2	—
30/10/2022	11/10/2022	—	1
07/08/2022	23/07/2022	—	1
04/08/2014	19/07/2014	8	—

# 305 UPMINSTER ROAD NORTH, RAINHAM, HAVERING, GREATER LONDON, RM13 9JL

## Property details

- Slug: `2b55096` (address key hash: `2b55096357269dd655a2884e405809073a47bd5a`)
- Postcode: RM13 9JL
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms (EPC estimate): 4
- Floor area: 118 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £560,000 Jan 2026
- Price per m²: £4,746/m²
- Local average: £474,508 (24 sales)
- Street crime: 252 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £560,000
- Date: 2026-01-23
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £908/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- 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/8234-8520-6409-0984-2206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £560,000 | Semi-detached | +89.8% | £560,000 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-e438-591c-e063-4704a8c00c31) |
| Sold | 2014-05-21 | £295,000 | Semi-detached | +130.5% | £536,130 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/cf41615f-27c6-435b-a04b-21fb21cf6b4b) |
| Sold | 1999-08-18 | £128,000 | Semi-detached | — | £630,943 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/df1c8cc1-76d5-4258-979a-ed9482c5f80c) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 305 UPMINSTER ROAD NORTH, RAINHAM, HAVERING, GREATER LONDON, RM13 9JL | £560,000 | 23/01/2026 | Semi-detached |
| 305 UPMINSTER ROAD NORTH, RAINHAM, HAVERING, GREATER LONDON, RM13 9JL | £295,000 | 21/05/2014 | Semi-detached |
| 305 UPMINSTER ROAD NORTH, RAINHAM, HAVERING, GREATER LONDON, RM13 9JL | £128,000 | 18/08/1999 | 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 ORCHARD AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9NY | £455,000 | 03/11/2025 | Semi-detached |
| GAWSWORTH, 6 GLADSTONE PLACE, RAINHAM, HAVERING, GREATER LONDON, RM13 9FN | £425,000 | 05/05/2023 | Semi-detached |
| 8 MAYFIELD GROVE, RAINHAM, HAVERING, GREATER LONDON, RM13 9FE | £500,000 | 16/11/2022 | Semi-detached |
| 26 ORCHARD AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9NY | £395,000 | 21/10/2022 | Semi-detached |
| 17 THE GLEN, RAINHAM, HAVERING, GREATER LONDON, RM13 9NS | £505,000 | 24/05/2022 | Semi-detached |
| 11 PARSONAGE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9LW | £425,000 | 17/12/2021 | Semi-detached |
| 22 DAVIES CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9LJ | £418,000 | 08/12/2021 | Semi-detached |
| 9 WOODSIDE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9PB | £400,000 | 29/09/2021 | Semi-detached |
| 11 WOODSIDE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9PB | £377,500 | 16/09/2021 | Semi-detached |
| 30 DAVIES CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9LJ | £350,000 | 10/09/2021 | Semi-detached |
| 2 AIDA MEWS, RAINHAM, HAVERING, GREATER LONDON, RM13 9FP | £350,000 | 07/09/2021 | Semi-detached |
| 4 THE GLEN, RAINHAM, HAVERING, GREATER LONDON, RM13 9NS | £417,000 | 12/08/2021 | Semi-detached |
| 48 WOODSIDE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9PB | £300,000 | 06/08/2021 | Semi-detached |
| 20 ARTERIAL AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9NX | £360,000 | 11/06/2021 | Semi-detached |

**Area average:** £405,536 (14 sales)

## Capital growth trend

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

- **5y growth:** 26.8%
- **10y growth:** 38.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.1%
- **5y growth (index):** 19%
- **10y growth (index):** 41.4%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area, preferring 4-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Lambs Lane North, RM13 | £2,900/mo | 4 | 0.22 miles | OpenRent |
| 4 Bed Semi-Detached House, Wantz Lane, RM13 | £850/mo | 4 | 0.34 miles | OpenRent |

**Average rent: £1,875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.9×
- **Monthly cashflow:** £-543/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 57 |
| Violence and sexual offences | 56 |
| Shoplifting | 34 |
| Criminal damage and arson | 25 |
| Vehicle crime | 24 |
| Robbery | 16 |
| Public order | 10 |
| Other theft | 8 |
| Burglary | 7 |
| Drugs | 7 |
| Other crime | 4 |
| Theft from the person | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **252** |

*Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Parsonage Farm Primary School | Primary | 0.3 miles | Good — 1 Dec 2011 |
| Harris Academy Rainham | Secondary | 0.4 miles | Good — 16 Jun 2019 |
| Harris Rainham Sixth Form | Other | 0.4 miles | — (No rating) |
| Brady Primary School | Primary | 0.5 miles | Good — 6 Mar 2017 |
| Rainham Village Primary School | Primary | 0.5 miles | Good — 16 Jan 2018 |

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #15644049
- **Address:** 305 Upminster Road North, RAINHAM, RM13 9JL
- **Certificate Issued:** 05/03/2023
- **Work Completed:** 10/02/2023
- **Items:** 2 window(s)

### FENSA Certificate #15462744
- **Address:** 305 Upminster Road North, RAINHAM, RM13 9JL
- **Certificate Issued:** 30/10/2022
- **Work Completed:** 11/10/2022
- **Items:** 1 door(s)

### FENSA Certificate #15331358
- **Address:** 305 Upminster Road North, RAINHAM, RM13 9JL
- **Certificate Issued:** 07/08/2022
- **Work Completed:** 23/07/2022
- **Items:** 1 door(s)

### FENSA Certificate #10449033
- **Address:** 305 Upminster Road North, RAINHAM, RM13 9JL
- **Certificate Issued:** 04/08/2014
- **Work Completed:** 19/07/2014
- **Items:** 8 window(s)