Detached 2 sales on record

40 BUTTON ROAD

GRAYS, THURROCK, RM17 5HE

£560,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM17 5HE

Nearby

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

Type	Name	Distance
Bus stop	Davis Road	0.3 miles
Shop	Woodfords Hair and Beauty Salon	0.5 miles
Train station	Grays	0.7 miles
University	University of Greenwich	3.6 miles
Hospital	Jasmine Centre	4.2 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

118 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£560,000 Feb 2026

Price per m²

£4,746/m²

Local average

£487,500 (6 sales)

Street crime

308 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 04/08/2025

Expiry date: 03/08/2035

Current heating cost: £994/year

Potential heating cost: £909/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£560,000	Detached	+34.3%	£563,443 to April 2026	View transaction
Sold	29/03/2016	£417,000	Detached	—	£579,199 to April 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
17 BANKFOOT, BADGERS DENE, GRAYS, THURROCK, RM17 5HY	£408,000	30/10/2023	Detached
BELMONT FARM HOUSE MEESONS LANE, GRAYS, THURROCK, RM17 5HR	£575,000	16/10/2023	Detached
67 SACHFIELD DRIVE, CHAFFORD HUNDRED, GRAYS, THURROCK, RM16 6QJ	£450,000	25/11/2022	Detached
21 MOSS BANK, GRAYS, THURROCK, RM17 5EF	£630,000	04/07/2022	Detached
WHITE HEATHER MEESONS LANE, GRAYS, THURROCK, RM17 5HR	£425,000	25/03/2022	Detached

Area average: £497,600 (5 sales)

For sale comparables

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

Capital growth trend

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

5y growth 13%

House Price Index (HM Land Registry — official index, not sold-price averages): Thurrock. Series: Detached. As of April 2026.

1y (index) 2.8%

5y (index) 15.8%

10y (index) 36.4%

Rental Range

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

Low £1,235/mo

Realistic £1,372/mo

Optimistic £1,509/mo

Based on Local Authority from postcode lookup → Thurrock.

LHA (30th percentile) floor for South West Essex: 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 Semi-Detached House, Milton Road, RM17	£2,200/mo	4	0.69 miles	OpenRent
3 Bed Semi-Detached House, Hathaway Road, RM17	£2,000/mo	3	0.71 miles	OpenRent

Average rent: £2,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £262,500

Target investor price (1%) £210,000

Gross yield 4.5%

Cost-to-rent ratio 22.2×

Monthly cashflow £-340/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

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
Violence and sexual offences	118
Anti-social behaviour	48
Public order	25
Vehicle crime	22
Criminal damage and arson	21
Other theft	21
Drugs	19
Shoplifting	13
Robbery	7
Possession of weapons	6
Burglary	4
Bicycle theft	3
Other crime	1
Total incidents	308

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
Belmont Castle Academy	Primary	0.4 miles	Good — 10 May 2012
Tudor Court Primary School	Primary	0.5 miles	Good — 24 May 2023
St Thomas of Canterbury Catholic Primary School	Primary	0.7 miles	Good — 5 Sep 2012
The Hathaway Academy	Secondary	0.7 miles	Good — 24 Jun 2015
Grays Convent High School	Secondary	0.8 miles	Good — 27 Jun 2013

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 40 BUTTON ROAD, GRAYS, THURROCK, RM17 5HE

## Property details

- Slug: `352db2c` (address key hash: `352db2cd30be7eda1ea758d95ea98bac23fce3c4`)
- Postcode: RM17 5HE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 118 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £560,000 Feb 2026
- Price per m²: £4,746/m²
- Local average: £487,500 (6 sales)
- Street crime: 308 incidents within 1 mile (May 2026)

## Latest sale

- Price: £560,000
- Date: 2026-02-20
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 03/08/2035
- **Current heating cost:** £994/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2200-0849-0622-1403-3853)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £560,000 | Detached | +34.3% | £563,443 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-1ea6-8922-e063-4804a8c094d0) |
| Sold | 2016-03-29 | £417,000 | Detached | — | £579,199 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3b7e0b8f-cafc-ea99-e050-a8c062057e77) |

*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 |
|---------|-------|------|------|
| 40 BUTTON ROAD, GRAYS, THURROCK, RM17 5HE | £560,000 | 20/02/2026 | Detached |
| 40 BUTTON ROAD, GRAYS, THURROCK, RM17 5HE | £417,000 | 29/03/2016 | 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 |
|---------|-------|------|------|
| 17 BANKFOOT, BADGERS DENE, GRAYS, THURROCK, RM17 5HY | £408,000 | 30/10/2023 | Detached |
| BELMONT FARM HOUSE MEESONS LANE, GRAYS, THURROCK, RM17 5HR | £575,000 | 16/10/2023 | Detached |
| 67 SACHFIELD DRIVE, CHAFFORD HUNDRED, GRAYS, THURROCK, RM16 6QJ | £450,000 | 25/11/2022 | Detached |
| 21 MOSS BANK, GRAYS, THURROCK, RM17 5EF | £630,000 | 04/07/2022 | Detached |
| WHITE HEATHER MEESONS LANE, GRAYS, THURROCK, RM17 5HR | £425,000 | 25/03/2022 | Detached |

**Area average:** £497,600 (5 sales)

## Capital growth trend

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

- **5y growth:** 13%

## House Price Index (HM Land Registry)

*Official index for Thurrock; Detached series; as of April 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 15.8%
- **10y growth (index):** 36.4%

## Rental Range

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

- **Low:** £1,235/mo
- **Realistic:** £1,372/mo
- **Optimistic:** £1,509/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Essex (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 Semi-Detached House, Milton Road, RM17 | £2,200/mo | 4 | 0.69 miles | OpenRent |
| 3 Bed Semi-Detached House, Hathaway Road, RM17 | £2,000/mo | 3 | 0.71 miles | OpenRent |

**Average rent: £2,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-340/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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 | 118 |
| Anti-social behaviour | 48 |
| Public order | 25 |
| Vehicle crime | 22 |
| Criminal damage and arson | 21 |
| Other theft | 21 |
| Drugs | 19 |
| Shoplifting | 13 |
| Robbery | 7 |
| Possession of weapons | 6 |
| Burglary | 4 |
| Bicycle theft | 3 |
| Other crime | 1 |
| **Total incidents** | **308** |

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Belmont Castle Academy | Primary | 0.4 miles | Good — 10 May 2012 |
| Tudor Court Primary School | Primary | 0.5 miles | Good — 24 May 2023 |
| St Thomas of Canterbury Catholic Primary School | Primary | 0.7 miles | Good — 5 Sep 2012 |
| The Hathaway Academy | Secondary | 0.7 miles | Good — 24 Jun 2015 |
| Grays Convent High School | Secondary | 0.8 miles | Good — 27 Jun 2013 |