# 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
- 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: 203 incidents within 1 mile (Apr 2026)

## Latest sale

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

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/10/2034
- **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% | £555,667 (to March 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% | £526,383 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/cf41615f-27c6-435b-a04b-21fb21cf6b4b) |
| Sold | 1999-08-18 | £128,000 | Semi-detached | — | £619,472 (to March 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 |

**Area average:** £409,038 (13 sales)

## Capital growth trend

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

- **5y growth:** 24.9%
- **10y growth:** 42.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 18.2%
- **10y growth (index):** 35.9%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 |
|----------|-------|
| Violence and sexual offences | 48 |
| Anti-social behaviour | 38 |
| Shoplifting | 29 |
| Criminal damage and arson | 27 |
| Vehicle crime | 19 |
| Drugs | 11 |
| Other theft | 10 |
| Robbery | 8 |
| Burglary | 7 |
| Public order | 4 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **203** |

*Within 1 mile during Apr 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)