# 28 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE

## Property details

- Slug: `85763c0` (address key hash: `85763c03fabe54d0486748952f76f98ab6e33601`)
- Postcode: ME8 8BE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 96 m²
- EPC rating: B
- Last sold: £350,000 Mar 2026
- Price per m²: £3,646/m²
- Local average: £302,254 (65 sales)
- Street crime: 120 incidents within 1 mile (May 2026)

## Latest sale

- Price: £350,000
- Date: 2026-03-27
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 14/04/2033
- **Current heating cost:** £399/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000.00 - £6,000.00)
- U (£3,500.00 - £5,500.00)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2316-9964-9470-2606-5392)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £350,000 | Terraced | +2.9% | £346,818 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-7970-b8d0-e063-4704a8c08d98) |
| Sold | 2023-12-18 | £340,000 | Terraced | — | £349,623 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2f7f2b43-8c3d-e08f-e063-4804a8c05a49) |

*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 |
|---------|-------|------|------|
| 28 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £350,000 | 27/03/2026 | Terraced |
| 28 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £340,000 | 18/12/2023 | 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 |
|---------|-------|------|------|
| 8 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £315,000 | 24/02/2026 | Terraced |
| 49 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £235,000 | 01/12/2025 | Terraced |
| 34 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £342,000 | 18/12/2023 | Terraced |
| 32 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £340,000 | 24/11/2023 | Terraced |
| 30 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £340,000 | 27/10/2023 | Terraced |
| 26 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £375,000 | 22/09/2023 | Terraced |
| 10 THE OLD ORCHARD, RAINHAM, GILLINGHAM, MEDWAY, ME8 8DT | £265,500 | 31/08/2023 | Terraced |
| 42A IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £140,000 | 18/08/2023 | Terraced |
| 27 MAPLINS CLOSE, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BQ | £220,000 | 14/11/2022 | Terraced |
| 59 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £230,000 | 26/05/2022 | Terraced |
| 51 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £235,000 | 23/02/2022 | Terraced |
| 16 MAPLINS CLOSE, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BG | £291,000 | 06/01/2022 | Terraced |
| 8 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £280,000 | 17/12/2021 | Terraced |
| 7 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BE | £235,000 | 16/12/2021 | Terraced |
| 83 IVY STREET, RAINHAM, GILLINGHAM, MEDWAY, ME8 8BH | £250,000 | 24/09/2021 | Terraced |

**Area average:** £272,900 (15 sales)

## Capital growth trend

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

- **5y growth:** 19.5%
- **10y growth:** 34.1%

## House Price Index (HM Land Registry)

*Official index for Medway; Terraced series; as of April 2026.*

- **1y growth (index):** 0.5%
- **5y growth (index):** 16%
- **10y growth (index):** 39.7%

## Rental Range

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

- **Low:** £1,111/mo
- **Realistic:** £1,234/mo
- **Optimistic:** £1,357/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Chelmsford (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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Lower Rainham Road, ME8 | £1,250/mo | 3 | 1.14 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.3×
- **Monthly cashflow:** £-278/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.3%

*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).*

## 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 | 53 |
| Anti-social behaviour | 20 |
| Criminal damage and arson | 12 |
| Other theft | 9 |
| Vehicle crime | 9 |
| Other crime | 6 |
| Public order | 4 |
| Possession of weapons | 3 |
| Shoplifting | 3 |
| Drugs | 1 |
| **Total incidents** | **120** |

*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 |
|------|------|----------|--------|
| Sports Connect | Other | 0.3 miles | — (No rating) |
| Riverside Primary School | Primary | 0.3 miles | Good — 11 Dec 2019 |
| St Margaret's Church of England Junior School | Primary | 0.4 miles | Good — 8 Jan 2014 |
| St Margaret's Infant School | Primary | 0.4 miles | Good — 2 Sep 2011 |
| Miers Court Primary School | Primary | 0.5 miles | Good — 27 Apr 2015 |