# 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
- 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: 134 incidents within 1 mile (Apr 2026)

## Latest sale

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

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 14/03/2028
- **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 | — | £643,621 (to March 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:** -17.5%
- **10y growth:** 21%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 17.3%
- **10y growth (index):** 32.2%

## 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. 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, The Grove, RM14 | £1,800/mo | 2 | 0.1 miles | OpenRent |
| 2 Bed Flat, Haydock Close, RM12 | £1,850/mo | 2 | 0.36 miles | OpenRent |
| 5 Bed Semi-Detached House, Stewart Avenue, RM14 | £4,250/mo | 5 | 0.37 miles | OpenRent |
| 2 Bed Flat, Bevan Way, RM12 | £1,550/mo | 2 | 0.46 miles | OpenRent |
| 5 Bed Semi-Detached House, Belmont Avenue, RM14 | £2,700/mo | 5 | 0.6 miles | OpenRent |
| 1 Bed Flat, Station Road, RM14 | £1,600/mo | 1 | 0.83 miles | OpenRent |
| 2 Bed Flat, St. Marys Lane, RM14 | £1,700/mo | 2 | 0.87 miles | OpenRent |

**Average rent: £2,207/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30.1×
- **Monthly cashflow:** £-965/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.1%

*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 | 33 |
| Vehicle crime | 25 |
| Anti-social behaviour | 21 |
| Shoplifting | 18 |
| Other theft | 13 |
| Drugs | 8 |
| Burglary | 3 |
| Criminal damage and arson | 3 |
| Other crime | 3 |
| Public order | 3 |
| Robbery | 2 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **134** |

*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 |
|------|------|----------|--------|
| 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)