Flats/Maisonettes 2 sales on record

130 CHERRY TREE LANE

RAINHAM, HAVERING, GREATER LONDON, RM13 8TS

£205,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM13 8TS

Nearby

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

Type	Name	Distance
Bus stop	Stanley Road South	0.1 miles
Shop	Shada Motors	0.3 miles
Train station	Rainham	0.7 miles
Hospital	Livingstone Community Hospitals	6.1 miles
University	University of Greenwich	6.9 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

34 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£205,000 Mar 2026

Price per m²

£6,029/m²

Local average

£249,176 (17 sales)

Street crime

295 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 11/07/2018

Expiry date: 10/07/2028

Current heating cost: £221/year

Potential heating cost: £190/year

Recommendations

Floor insulation (solid floor) (6,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	03/03/2026	£205,000	Flat	+16.5%	£207,742 to April 2026	View transaction
Sold	09/10/2020	£176,000	Flat	—	£197,224 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£205,000
listed	22/09/2025	£210,000
sold	01/01/2020	£176,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
69 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JA	£290,000	31/10/2025	Flat
145C RAINHAM ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7RB	£220,000	22/08/2025	Flat
240 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TX	£265,000	24/01/2025	Flat
5 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS	£270,000	30/07/2023	Flat
30 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JA	£315,000	08/06/2023	Flat
36 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS	£304,000	18/08/2022	Flat
25 QUEENSTOWN GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JJ	£293,000	07/06/2022	Flat
168 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS	£233,000	22/03/2022	Flat
228 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TX	£283,000	18/02/2022	Flat
35 NEW ZEALAND WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 8JP	£282,000	17/02/2022	Flat
97A CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TT	£240,000	07/02/2022	Flat
93 NEW ZEALAND WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 8JD	£290,000	21/10/2021	Flat
14 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS	£235,000	27/09/2021	Flat
11 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JB	£272,500	03/09/2021	Flat

Area average: £270,893 (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 27.2%

10y growth 36.4%

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

1y (index) -1.7%

5y (index) 5.6%

10y (index) 18.1%

Rental Range

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

Low £1,408/mo

Realistic £1,564/mo

Optimistic £1,720/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Halewood Way, RM13	£1,425/mo	1	0.71 miles	OpenRent

Average rent: £1,425/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £178,125

Target investor price (1%) £142,500

Gross yield 8.3%

Cost-to-rent ratio 12×

Monthly cashflow £450/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.1%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	79
Anti-social behaviour	64
Shoplifting	42
Vehicle crime	30
Public order	17
Drugs	14
Other theft	13
Robbery	10
Burglary	9
Theft from the person	8
Possession of weapons	3
Bicycle theft	2
Criminal damage and arson	2
Other crime	2
Total incidents	295

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
La Salette Catholic Primary School	Primary	0.3 miles	Good — 1 Dec 2011
Whybridge Junior School	Primary	0.5 miles	Good — 19 Dec 2012
Whybridge Infant School	Primary	0.6 miles	Good — 20 Mar 2014
Rainham Village Primary School	Primary	0.6 miles	Good — 16 Jan 2018
The Brittons Academy	Secondary	0.7 miles	Good — 23 Nov 2022

FENSA

No FENSA certificates found for this address.

# 130 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS

## Property details

- Slug: `a01ba6a` (address key hash: `a01ba6aafcb5e155e94c842d51b679e02529a18c`)
- Postcode: RM13 8TS
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 34 m²
- EPC rating: C
- Year built: England and Wales: 1976-1982
- Last sold: £205,000 Mar 2026
- Price per m²: £6,029/m²
- Local average: £249,176 (17 sales)
- Street crime: 295 incidents within 1 mile (May 2026)

## Latest sale

- Price: £205,000
- Date: 2026-03-03
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/07/2028
- **Current heating cost:** £221/year

### Recommendations
- W2 (6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8701-6092-1329-3497-5383)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-03 | £205,000 | Flat | +16.5% | £207,742 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-d323-8922-e063-4804a8c094d0) |
| Sold | 2020-10-09 | £176,000 | Flat | — | £197,224 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b82222ec-79d5-6691-e053-6b04a8c02fb2) |

*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 |
|---------|-------|------|------|
| 130 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £205,000 | 03/03/2026 | Flat |
| 130 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £176,000 | 09/10/2020 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167268734](http://87.117.209.195:8080/listings/79f30b5)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £205,000 |
| listed | 2025-09-22 | £210,000 |
| sold | 2020-01-01 | £176,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 69 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JA | £290,000 | 31/10/2025 | Flat |
| 145C RAINHAM ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7RB | £220,000 | 22/08/2025 | Flat |
| 240 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TX | £265,000 | 24/01/2025 | Flat |
| 5 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS | £270,000 | 30/07/2023 | Flat |
| 30 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JA | £315,000 | 08/06/2023 | Flat |
| 36 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS | £304,000 | 18/08/2022 | Flat |
| 25 QUEENSTOWN GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JJ | £293,000 | 07/06/2022 | Flat |
| 168 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £233,000 | 22/03/2022 | Flat |
| 228 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TX | £283,000 | 18/02/2022 | Flat |
| 35 NEW ZEALAND WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 8JP | £282,000 | 17/02/2022 | Flat |
| 97A CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TT | £240,000 | 07/02/2022 | Flat |
| 93 NEW ZEALAND WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 8JD | £290,000 | 21/10/2021 | Flat |
| 14 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS | £235,000 | 27/09/2021 | Flat |
| 11 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JB | £272,500 | 03/09/2021 | Flat |

**Area average:** £270,893 (14 sales)

## Capital growth trend

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

- **5y growth:** 27.2%
- **10y growth:** 36.4%

## House Price Index (HM Land Registry)

*Official index for Havering; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.7%
- **5y growth (index):** 5.6%
- **10y growth (index):** 18.1%

## Rental Range

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

- **Low:** £1,408/mo
- **Realistic:** £1,564/mo
- **Optimistic:** £1,720/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Halewood Way, RM13 | £1,425/mo | 1 | 0.71 miles | OpenRent |

**Average rent: £1,425/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12×
- **Monthly cashflow:** £450/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.1%

*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:** Job (default Low)

[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 | 79 |
| Anti-social behaviour | 64 |
| Shoplifting | 42 |
| Vehicle crime | 30 |
| Public order | 17 |
| Drugs | 14 |
| Other theft | 13 |
| Robbery | 10 |
| Burglary | 9 |
| Theft from the person | 8 |
| Possession of weapons | 3 |
| Bicycle theft | 2 |
| Criminal damage and arson | 2 |
| Other crime | 2 |
| **Total incidents** | **295** |

*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 |
|------|------|----------|--------|
| La Salette Catholic Primary School | Primary | 0.3 miles | Good — 1 Dec 2011 |
| Whybridge Junior School | Primary | 0.5 miles | Good — 19 Dec 2012 |
| Whybridge Infant School | Primary | 0.6 miles | Good — 20 Mar 2014 |
| Rainham Village Primary School | Primary | 0.6 miles | Good — 16 Jan 2018 |
| The Brittons Academy | Secondary | 0.7 miles | Good — 23 Nov 2022 |