# 16A RAVEN ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 1HB

## Property details

- Slug: `eb42fc5` (address key hash: `eb42fc56f1e41395a96bb64ef487db67989f178e`)
- Postcode: E18 1HB
- Transactions on record: 1

- Tenure: Freehold
- Property type: Other
- Last sold: £1,050,000 Jan 2026
- Local average: £730,500 (2 sales)
- Street crime: 257 incidents within 1 mile (May 2026)

## Latest sale

- Price: £1,050,000
- Date: 2026-01-23
- Type: O
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £1,050,000 | Other | — | £1,048,004 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-ca50-591c-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 |
|---------|-------|------|------|
| 16A RAVEN ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 1HB | £1,050,000 | 23/01/2026 | Other |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 DIANA CLOSE, LONDON, REDBRIDGE, GREATER LONDON, E18 1DH | £150,000 | 10/05/2023 | Other |
| 1 RAVEN ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 1HB | £6,481,956 | 14/10/2022 | Other |
| 222 - 228 MAYBANK ROAD, LONDON, REDBRIDGE, GREATER LONDON, E18 1ET | £1,000 | 22/09/2022 | Other |
| ROOF AND AIRSPACE ABOVE, 1 - 12 DIANA CLOSE, LONDON, REDBRIDGE, GREATER LONDON, E18 1DH | £330,000 | 14/09/2022 | Other |
| 1 LYNWOOD CLOSE, LONDON, REDBRIDGE, GREATER LONDON, E18 1DP | £1,220,010 | 08/07/2022 | Other |

**Area average:** £1,636,593 (5 sales)

## House Price Index (HM Land Registry)

*Official index for Redbridge; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 14.6%
- **10y growth (index):** 31.6%

## Rental Range

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

- **Low:** £1,552/mo
- **Realistic:** £1,724/mo
- **Optimistic:** £1,896/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (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, Maybank Road, E18 | £2,000/mo | 2 | 0.15 miles | OpenRent |
| 1 Bed Flat, Stradbroke Grove, IG5 | £1,050/mo | 1 | 0.74 miles | OpenRent |
| 2 Bed Flat, Claybury Broadway, IG5 | £1,950/mo | 2 | 0.75 miles | OpenRent |

**Average rent: £1,667/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 2.2%
- **Cost-to-rent:** 44.9×
- **Monthly cashflow:** £-2,405/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.5%

*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 | 68 |
| Anti-social behaviour | 66 |
| Other theft | 25 |
| Vehicle crime | 24 |
| Burglary | 16 |
| Public order | 16 |
| Shoplifting | 11 |
| Drugs | 10 |
| Robbery | 8 |
| Theft from the person | 8 |
| Other crime | 4 |
| Possession of weapons | 1 |
| **Total incidents** | **257** |

*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 |
|------|------|----------|--------|
| Oakdale Junior School | Primary | 0.2 miles | — (Inspected (no overall grade)) |
| Oakdale Infants' School | Primary | 0.3 miles | Good — 31 Jan 2014 |
| Stradbroke | Other | 0.4 miles | Good — 22 Jan 2023 |
| Woodbridge High School | Secondary | 0.4 miles | Outstanding — 26 Apr 2023 |
| Churchfields Infants' School | Primary | 0.5 miles | Outstanding — 15 Sep 2024 |