# 42 LONDON ROAD, GRAYS, THURROCK, RM17 5XY

## Property details

- Slug: `a7003c8` (address key hash: `a7003c871f2f2b4a48e2c5fb34f294725d8417a4`)
- Postcode: RM17 5XY
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Floor area: 96 m²
- EPC rating: E
- Year built: England and Wales: 1900-1929
- Last sold: £350,000 Jan 2026
- Price per m²: £3,646/m²
- Local average: £322,900 (35 sales)
- Street crime: 310 incidents within 1 mile (May 2026)

## Latest sale

- Price: £350,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 01/07/2031
- **Current heating cost:** £934/year
- **Est. upgrade cost to C:** £18,175

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£25)
- G (£350 - £450)
- I (£2,200 - £3,000)
- T2 (£400 - £900)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2120-2373-9090-9002-2905)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £350,000 | Terraced | +25% | £348,245 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-cbf7-591c-e063-4704a8c00c31) |
| Sold | 2017-03-27 | £279,995 | Terraced | +75% | £366,916 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c4edfff-468f-1854-e050-a8c063054f34) |
| Sold | 2011-07-01 | £159,995 | Terraced | — | £333,435 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/1f2f80c3-ed4a-45f5-8bc2-68144bceec35) |

*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 |
|---------|-------|------|------|
| 42 LONDON ROAD, GRAYS, THURROCK, RM17 5XY | £350,000 | 23/01/2026 | Terraced |
| 42 LONDON ROAD, GRAYS, THURROCK, RM17 5XY | £279,995 | 27/03/2017 | Terraced |
| 42 LONDON ROAD, GRAYS, THURROCK, RM17 5XY | £159,995 | 01/07/2011 | 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 |
|---------|-------|------|------|
| 11 ORSETT ROAD, GRAYS, THURROCK, RM17 5DD | £260,000 | 14/12/2022 | Terraced |
| 80 BROOKE ROAD, GRAYS, THURROCK, RM17 5BN | £328,000 | 28/10/2022 | Terraced |
| 11 ORSETT ROAD, GRAYS, THURROCK, RM17 5DD | £187,000 | 05/10/2022 | Terraced |
| 6 BROOKE ROAD, GRAYS, THURROCK, RM17 5BN | £300,000 | 11/05/2022 | Terraced |
| 86 BROOKE ROAD, GRAYS, THURROCK, RM17 5BN | £260,000 | 10/09/2021 | Terraced |

**Area average:** £267,000 (5 sales)

## Capital growth trend

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

- **5y growth:** 10.3%
- **10y growth:** 22.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 15.5%
- **10y growth (index):** 39.3%

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Wharf Road, RM17 | £1,850/mo | 3 | 0.3 miles | OpenRent |

**Average rent: £1,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £262/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*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:** 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 | 135 |
| Anti-social behaviour | 43 |
| Other theft | 23 |
| Public order | 23 |
| Vehicle crime | 21 |
| Drugs | 19 |
| Criminal damage and arson | 18 |
| Shoplifting | 11 |
| Burglary | 6 |
| Possession of weapons | 5 |
| Robbery | 3 |
| Other crime | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **310** |

*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 |
|------|------|----------|--------|
| Thames Park Secondary School | Secondary | 0.3 miles | Good — 14 Mar 2023 |
| Quarry Hill Academy | Primary | 0.5 miles | Outstanding — 19 Jul 2016 |
| Belmont Castle Academy | Primary | 0.5 miles | Good — 10 May 2012 |
| Grays Convent High School | Secondary | 0.5 miles | Good — 27 Jun 2013 |
| St Thomas of Canterbury Catholic Primary School | Primary | 0.7 miles | Good — 5 Sep 2012 |