# 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 |