# 84 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PB

## Property details

- Slug: `e48f31e` (address key hash: `e48f31ede6680fd9ecf888fba94fb6cadb10ef2d`)
- Postcode: SS9 5PB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 90 m²
- EPC rating: F
- Year built: England and Wales: 1950-1966
- Last sold: £380,000 Jan 2026
- Price per m²: £4,222/m²
- Local average: £539,333 (42 sales)
- Street crime: 122 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £380,000
- Date: 2026-01-23
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 09/08/2026
- **Current heating cost:** £1,385/year

### Recommendations
- A3 (2,700)
- B (1,500)
- W1 (1,200)
- C (30)
- E (35)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8946-7228-3430-9520-0996)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £380,000 | Detached | +35.7% | £377,324 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-daf0-591c-e063-4704a8c00c31) |
| Sold | 2015-09-11 | £280,000 | Detached | — | £425,169 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/23b6165e-3561-fcf4-e050-a8c0620577fa) |

*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 |
|---------|-------|------|------|
| 84 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PB | £380,000 | 23/01/2026 | Detached |
| 84 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PB | £280,000 | 11/09/2015 | 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 |
|---------|-------|------|------|
| 1 HUDSON CRESCENT, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5XT | £350,000 | 21/01/2026 | Detached |
| 56 BELLHOUSE ROAD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5NH | £340,000 | 08/12/2023 | Detached |
| 18 CHESTERFIELD CRESCENT, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PD | £335,000 | 21/07/2022 | Detached |
| 4 BROOKFIELDS CLOSE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PQ | £305,000 | 08/07/2022 | Detached |
| 85 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PB | £400,000 | 06/06/2022 | Detached |
| 109 STEEPLEFIELD, EASTWOOD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5XP | £373,500 | 06/06/2022 | Detached |
| 56 SOUTHERNHAY, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PF | £360,000 | 14/04/2022 | Detached |
| 77 BELLHOUSE ROAD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5NH | £750,000 | 08/04/2022 | Detached |
| 87 HUDSON ROAD, EASTWOOD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5NY | £425,000 | 01/04/2022 | Detached |
| 4 LAMBETH ROAD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5XR | £455,000 | 24/03/2022 | Detached |
| 179 ARTERIAL ROAD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 4DH | £490,000 | 11/02/2022 | Detached |
| 52 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PH | £430,000 | 24/09/2021 | Detached |
| 22 LAMBETH ROAD, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5XR | £375,000 | 20/08/2021 | Detached |
| 86 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PB | £386,000 | 30/06/2021 | Detached |
| 82 ROWAN WALK, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PN | £365,000 | 28/06/2021 | Detached |
| 28 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PH | £390,000 | 25/06/2021 | Detached |
| 69 PINEWOOD AVENUE, LEIGH-ON-SEA, SOUTHEND-ON-SEA, SS9 5PB | £375,000 | 25/06/2021 | Detached |

**Area average:** £406,147 (17 sales)

## Capital growth trend

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

- **5y growth:** 16.7%
- **10y growth:** 37%

## House Price Index (HM Land Registry)

*Official index for Southend-on-Sea; Detached series; as of March 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 14.9%
- **10y growth (index):** 42.8%

## Rental Range

*ONS Price Index of Private Rents (Southend-on-Sea). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,154/mo
- **Realistic:** £1,282/mo
- **Optimistic:** £1,410/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Southend (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, Symons Avenue, SS9 | £1,600/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Semi-Detached House, Thistley Close, SS9 | £1,850/mo | 3 | 0.71 miles | OpenRent |

**Average rent: £1,725/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £215,625
- **Target investor price (1%):** £172,500

*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 £1,725/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £31/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*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 |
|----------|-------|
| Violence and sexual offences | 46 |
| Anti-social behaviour | 13 |
| Criminal damage and arson | 11 |
| Other theft | 11 |
| Public order | 11 |
| Drugs | 7 |
| Shoplifting | 7 |
| Vehicle crime | 7 |
| Burglary | 5 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| Other crime | 1 |
| **Total incidents** | **122** |

*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 |
|------|------|----------|--------|
| Eastwood Primary School & Nursery | Primary | 0.5 miles | Good — 30 Jul 2023 |
| The Eastwood Academy | Secondary | 0.5 miles | Outstanding — 13 Jan 2019 |
| Edwards Hall Primary School | Primary | 0.5 miles | Good — 27 Jun 2014 |
| Heycroft Primary School | Primary | 0.5 miles | Inadequate — 29 Mar 2023 |
| Fairways Primary School | Primary | 0.6 miles | Good — 26 Oct 2012 |

## FENSA Certificates

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

### FENSA Certificate #12205437
- **Address:** 84 Pinewood Avenue, LEIGH-ON-SEA, SS9 5PB
- **Certificate Issued:** 27/02/2017
- **Work Completed:** 17/01/2017
- **Items:** 5 window(s)