Detached

72 LITTLE GAYNES LANE

UPMINSTER, HAVERING, GREATER LONDON, RM14 2JD

£650,000

Location

Map view View on Google Maps View on OpenStreetMap Street View RM14 2JD

Nearby

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

Type	Name	Distance
Bus stop	Gaynes Park Road	0.3 miles
Train station	Upminster Bridge	0.7 miles
Shop	Upminster Kitchens & Bedrooms	0.7 miles
Hospital	Livingstone Community Hospitals	7.4 miles
University	University of Greenwich	7.6 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms (EPC estimate)

Floor area

136 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£650,000 Jan 2026

Price per m²

£4,779/m²

Local average

£830,031 (16 sales)

Street crime

119 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 15/03/2018

Current heating cost: £995/year

Potential heating cost: £762/year

Est. upgrade cost to C: £12,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£650,000	Detached	—	£650,000 to February 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
28 LITTLE GAYNES LANE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2JJ	£1,050,000	08/07/2022	Detached
94 GAYNES PARK ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 2HX	£850,000	06/07/2022	Detached
9A THE GROVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2ER	£865,000	23/05/2022	Detached
25 CEDAR AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2LN	£775,000	15/10/2021	Detached
55 TAWNY AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2EP	£835,000	07/09/2021	Detached

Area average: £875,000 (5 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 -8.8%

10y growth 93.5%

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

1y (index) 2.6%

5y (index) 17.5%

10y (index) 38.2%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/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, preferring 3-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed End Terrace, Newmarket Way, RM12	£2,300/mo	3	0.5 miles	OpenRent
3 Bed Semi-Detached House, Hedingham Road, RM11	£3,900/mo	3	0.89 miles	OpenRent

Average rent: £3,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 5.7%

Cost-to-rent ratio 17.5×

Monthly cashflow £205/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.3%

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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	27
Violence and sexual offences	26
Shoplifting	15
Vehicle crime	13
Criminal damage and arson	10
Burglary	7
Other theft	7
Public order	5
Drugs	3
Robbery	3
Theft from the person	2
Other crime	1
Total incidents	119

Within 1 mile during Mar 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
Branfil Primary School	Primary	0.2 miles	Good — 4 Sep 2014
Sacred Heart of Mary Girls' School	Secondary	0.6 miles	— (Inspected (no overall grade))
Gaynes School	Secondary	0.6 miles	Good — 8 Feb 2023
Corbets Tey School	Other	0.6 miles	Good — 1 May 2018
Hacton Primary School	Primary	0.7 miles	Outstanding — 16 Dec 2015

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
24/10/2006	10/10/2006	6	4

# 72 LITTLE GAYNES LANE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2JD

## Property details

- Slug: `dc16a26` (address key hash: `dc16a26170ce14b485c7554aceaaef9a8093b182`)
- Postcode: RM14 2JD
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms (EPC estimate): 3
- Floor area: 136 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £650,000 Jan 2026
- Price per m²: £4,779/m²
- Local average: £830,031 (16 sales)
- Street crime: 119 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £650,000
- Date: 2026-01-23
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £995/year
- **Est. upgrade cost to C:** £12,500

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8901-5754-6429-4496-3783)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £650,000 | Detached | — | £650,000 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-d035-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 72 LITTLE GAYNES LANE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2JD | £650,000 | 23/01/2026 | 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 |
|---------|-------|------|------|
| 28 LITTLE GAYNES LANE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2JJ | £1,050,000 | 08/07/2022 | Detached |
| 94 GAYNES PARK ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 2HX | £850,000 | 06/07/2022 | Detached |
| 9A THE GROVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2ER | £865,000 | 23/05/2022 | Detached |
| 25 CEDAR AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2LN | £775,000 | 15/10/2021 | Detached |
| 55 TAWNY AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 2EP | £835,000 | 07/09/2021 | Detached |

**Area average:** £875,000 (5 sales)

## Capital growth trend

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

- **5y growth:** -8.8%
- **10y growth:** 93.5%

## House Price Index (HM Land Registry)

*Official index for Havering; Detached series; as of February 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 17.5%
- **10y growth (index):** 38.2%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/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, preferring 3-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed End Terrace, Newmarket Way, RM12 | £2,300/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Semi-Detached House, Hedingham Road, RM11 | £3,900/mo | 3 | 0.89 miles | OpenRent |

**Average rent: £3,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £205/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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 |
|----------|-------|
| Anti-social behaviour | 27 |
| Violence and sexual offences | 26 |
| Shoplifting | 15 |
| Vehicle crime | 13 |
| Criminal damage and arson | 10 |
| Burglary | 7 |
| Other theft | 7 |
| Public order | 5 |
| Drugs | 3 |
| Robbery | 3 |
| Theft from the person | 2 |
| Other crime | 1 |
| **Total incidents** | **119** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Branfil Primary School | Primary | 0.2 miles | Good — 4 Sep 2014 |
| Sacred Heart of Mary Girls' School | Secondary | 0.6 miles | — (Inspected (no overall grade)) |
| Gaynes School | Secondary | 0.6 miles | Good — 8 Feb 2023 |
| Corbets Tey School | Other | 0.6 miles | Good — 1 May 2018 |
| Hacton Primary School | Primary | 0.7 miles | Outstanding — 16 Dec 2015 |

## FENSA Certificates

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

### FENSA Certificate #4169708
- **Address:** 72 Little Gaynes Lane, UPMINSTER, RM14 2JD
- **Certificate Issued:** 24/10/2006
- **Work Completed:** 10/10/2006
- **Items:** 6 window(s), 4 door(s)