# 33 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL

## Property details

- Slug: `caade62` (address key hash: `caade6250ed55c2b31f76166585b6b8c47202027`)
- Postcode: RM13 7EL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 86 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £492,000 Feb 2026
- Price per m²: £5,721/m²
- Local average: £412,640 (50 sales)
- Street crime: 181 incidents within 1 mile (May 2026)

## Latest sale

- Price: £492,000
- Date: 2026-02-02
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/08/2031
- **Current heating cost:** £439/year
- **Est. upgrade cost to C:** £14,560

### Recommendations
- W2 (£4,000 - £6,000)
- E (£60)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2003-0080-2229-4941)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-02 | £492,000 | Terraced | +10.9% | £492,950 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-114c-d8ea-e063-4704a8c0bf7d) |
| Sold | 2022-02-08 | £443,500 | Terraced | — | £498,218 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d93b27b0-94f1-3100-e053-6c04a8c08887) |

*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 |
|---------|-------|------|------|
| 33 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £492,000 | 02/02/2026 | Terraced |
| 33 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £443,500 | 08/02/2022 | Terraced |

## Historic listings

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

- Matched listing: [166552769](http://87.117.209.195:8080/listings/2acfe9c)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £492,000 |
| listed | 2025-09-03 | £500,000 |
| sold | 2022-01-01 | £443,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DT | £480,000 | 12/01/2026 | Terraced |
| 199 SOUTH END ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7XX | £176,006 | 06/01/2026 | Terraced |
| 212 SOUTH END ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7XT | £410,000 | 14/11/2025 | Terraced |
| 39 AVELON ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DH | £375,000 | 06/06/2025 | Terraced |
| 7 ROOK CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QH | £360,000 | 05/03/2025 | Terraced |
| 44 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DT | £430,000 | 03/11/2023 | Terraced |
| 7 CONDOR WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QD | £412,500 | 26/07/2023 | Terraced |
| 26 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DR | £455,000 | 12/05/2023 | Terraced |
| 9 ST MATTHEW'S CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 7DX | £400,000 | 05/05/2023 | Terraced |
| 51 SWALLOW WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QJ | £430,000 | 28/04/2023 | Terraced |
| 41 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DR | £510,000 | 28/03/2023 | Terraced |
| 43 SWALLOW WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QJ | £440,000 | 07/02/2023 | Terraced |
| 53 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DT | £590,000 | 09/12/2022 | Terraced |
| 4 RIDGEWELL GROVE, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5AG | £502,500 | 05/12/2022 | Terraced |
| 34 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DR | £425,000 | 18/11/2022 | Terraced |
| 8 ST JOHN'S CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 7DU | £455,000 | 31/10/2022 | Terraced |
| 22 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DR | £440,000 | 28/10/2022 | Terraced |
| 30 GAINSBOROUGH ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DP | £390,000 | 21/09/2022 | Terraced |
| 7 DAWSON DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7ED | £470,000 | 08/09/2022 | Terraced |
| 312 SOUTH END ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7YB | £565,000 | 19/08/2022 | Terraced |

**Area average:** £435,800 (20 sales)

## Capital growth trend

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

- **5y growth:** 9.6%
- **10y growth:** 33.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.5%
- **5y growth (index):** 18.1%
- **10y growth (index):** 36.4%

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Cherry Tree Close, RM13 | £2,250/mo | 3 | 0.69 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £62/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.5%

*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 | 50 |
| Anti-social behaviour | 44 |
| Vehicle crime | 19 |
| Shoplifting | 16 |
| Drugs | 12 |
| Public order | 10 |
| Other theft | 8 |
| Possession of weapons | 5 |
| Other crime | 4 |
| Robbery | 4 |
| Theft from the person | 4 |
| Burglary | 3 |
| Bicycle theft | 1 |
| Criminal damage and arson | 1 |
| **Total incidents** | **181** |

*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 |
|------|------|----------|--------|
| Routes4Life Limited | Other | 0.1 miles | — (No rating) |
| St Alban's Catholic Primary School | Primary | 0.1 miles | Good — 2 Mar 2015 |
| Whybridge Infant School | Primary | 0.4 miles | Good — 20 Mar 2014 |
| Scargill Infant School | Primary | 0.5 miles | Good — 27 Jan 2022 |
| Scargill Junior School | Primary | 0.5 miles | Good — 10 Jul 2015 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16437747
- **Address:** 33 Hayes Drive, RAINHAM, RM13 7EL
- **Certificate Issued:** 18/08/2024
- **Work Completed:** 09/08/2024
- **Items:** 1 door(s)