# 2 HIGHLAND GROVE, BILLERICAY, BASILDON, ESSEX, CM11 1AF

## Property details

- Slug: `c61444d` (address key hash: `c61444d88118e5b0c164a0a945c11bd53e0c918a`)
- Postcode: CM11 1AF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 155 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £775,000 Jan 2026
- Price per m²: £5,000/m²
- Local average: £695,475 (20 sales)
- Street crime: 102 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £775,000
- Date: 2026-01-19
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/02/2028

### Recommendations
- E (100)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2728-8028-7252-5968-3950)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £775,000 | Detached | +84.5% | £770,997 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-dacf-591c-e063-4704a8c00c31) |
| Sold | 2003-11-27 | £420,000 | Detached | — | £974,602 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/64342bfe-1d23-422c-e053-6c04a8c0fb8a) |

*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 |
|---------|-------|------|------|
| 2 HIGHLAND GROVE, BILLERICAY, BASILDON, ESSEX, CM11 1AF | £775,000 | 19/01/2026 | Detached |
| 2 HIGHLAND GROVE, BILLERICAY, BASILDON, ESSEX, CM11 1AF | £420,000 | 27/11/2003 | 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 |
|---------|-------|------|------|
| 22 BRITANNIA CLOSE, BILLERICAY, BASILDON, ESSEX, CM11 1AQ | £757,000 | 24/11/2025 | Detached |
| 11 STOCK ROAD, BILLERICAY, BASILDON, ESSEX, CM12 0AD | £380,000 | 01/12/2023 | Detached |
| 46 CROWN ROAD, BILLERICAY, BASILDON, ESSEX, CM11 2AE | £1,100,000 | 24/11/2022 | Detached |
| 26 BRITANNIA CLOSE, BILLERICAY, BASILDON, ESSEX, CM11 1AQ | £799,995 | 09/11/2022 | Detached |
| 8 BRITANNIA CLOSE, BILLERICAY, BASILDON, ESSEX, CM11 1AQ | £755,000 | 28/10/2022 | Detached |
| 7 GREY LADY PLACE, BILLERICAY, BASILDON, ESSEX, CM11 1LU | £470,000 | 10/03/2022 | Detached |
| 5 COULTER MEWS, BILLERICAY, BASILDON, ESSEX, CM11 1LN | £720,000 | 08/02/2022 | Detached |
| 10 GREY LADY PLACE, BILLERICAY, BASILDON, ESSEX, CM11 1LU | £480,000 | 04/02/2022 | Detached |
| 3 CROMWELL AVENUE, BILLERICAY, BASILDON, ESSEX, CM12 0AE | £230,000 | 22/09/2021 | Detached |
| 2 LANGDON MEWS, BILLERICAY, BASILDON, ESSEX, CM11 1LR | £677,500 | 15/09/2021 | Detached |
| 9 BRITANNIA CLOSE, BILLERICAY, BASILDON, ESSEX, CM11 1AQ | £635,000 | 23/06/2021 | Detached |

**Area average:** £636,772 (11 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:** -3.7%

## House Price Index (HM Land Registry)

*Official index for Basildon; Detached series; as of March 2026.*

- **1y growth (index):** -1%
- **5y growth (index):** 13%
- **10y growth (index):** 35.1%

## Rental Range

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

- **Low:** £1,262/mo
- **Realistic:** £1,402/mo
- **Optimistic:** £1,542/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 |
|------|------|------|------|------|
| 2 Bed Flat, Radford Court, CM12 | £1,350/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Terraced House, Chantry Way, CM11 | £1,600/mo | 2 | 0.21 miles | OpenRent |
| 1 Bed Flat, Western Road, CM12 | £1,000/mo | 1 | 0.23 miles | OpenRent |
| 2 Bed Flat, Rectory House, CM12 | £1,450/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, High Street, CM12 | £1,650/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Christopher Martin Place, CM11 | £1,600/mo | 2 | 0.3 miles | OpenRent |
| 3 Bed Detached House, Hillside Road, CM11 | £2,500/mo | 3 | 0.34 miles | OpenRent |
| 1 Bed Semi-Detached House, Bunting Lane, CM11 | £1,400/mo | 1 | 0.43 miles | OpenRent |
| 2 Bed Terraced House, Bunting Lane, CM11 | £1,500/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, High Street, CM12 | £1,500/mo | 2 | 0.47 miles | OpenRent |
| 3 Bed Semi-Detached House, Atridge Chase, CM12 | £1,850/mo | 3 | 0.63 miles | OpenRent |
| 2 Bed Terraced House, Allysum Walk, CM12 | £1,500/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Semi-Detached House, Oak Green, CM11 | £1,500/mo | 2 | 0.83 miles | OpenRent |
| 3 Bed Bungalow, Mountnessing Road, CM12 | £1,800/mo | 3 | 0.96 miles | OpenRent |
| 1 Bed Terraced House, Sussex Way, CM12 | £1,195/mo | 1 | 1.09 miles | OpenRent |
| 1 Bed Terraced House, Sussex Way, CM12 | £1,265/mo | 1 | 1.09 miles | OpenRent |

**Average rent: £1,541/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 43.1×
- **Monthly cashflow:** £-1,727/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.2%

*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 | 30 |
| Shoplifting | 25 |
| Anti-social behaviour | 8 |
| Criminal damage and arson | 8 |
| Vehicle crime | 8 |
| Public order | 7 |
| Burglary | 4 |
| Other crime | 4 |
| Other theft | 4 |
| Drugs | 3 |
| Robbery | 1 |
| **Total incidents** | **102** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| St John's School | Other | 0.3 miles | — (No rating) |
| Sunnymede Primary School | Primary | 0.6 miles | Good — 23 May 2014 |
| Buttsbury Infant School | Primary | 0.7 miles | Outstanding — 29 Nov 2011 |
| The Billericay School | Secondary | 0.7 miles | Good — 6 Jun 2018 |
| Quilters Junior School | Primary | 0.7 miles | Outstanding — 27 Apr 2017 |