# 52 PROSPECT PLACE, GRAYS, THURROCK, RM17 6BY

## Property details

- Slug: `fbde9b8` (address key hash: `fbde9b8fd7eacbe6bedb1fe49ca0524ad02b0df1`)
- Postcode: RM17 6BY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 60 m²
- EPC rating: G
- Year built: England and Wales: 1900-1929
- Last sold: £270,000 Feb 2026
- Price per m²: £4,500/m²
- Local average: £322,900 (35 sales)
- Street crime: 295 incidents within 1 mile (May 2026)

## Latest sale

- Price: £270,000
- Date: 2026-02-11
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** G
- **Potential rating:** B
- **Expiry date:** 05/10/2035
- **Current heating cost:** £3,373/year
- **Est. upgrade cost to C:** £41,080

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- T (£3,500 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2121-1640-0100-8321-3420)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-11 | £270,000 | Terraced | — | £270,819 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-1836-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 52 PROSPECT PLACE, GRAYS, THURROCK, RM17 6BY | £270,000 | 11/02/2026 | Terraced |

## Historic listings

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

- Matched listing: [167308592](http://87.117.209.195:8080/listings/b832f66)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £270,000 |
| listed | 2025-09-23 | £300,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 CHARLES STREET, GRAYS, THURROCK, RM17 6DX | £322,000 | 15/12/2025 | Terraced |
| 48 FINCHLEY ROAD, GRAYS, THURROCK, RM17 6RQ | £357,000 | 28/11/2025 | Terraced |
| 43 GRANGE ROAD, GRAYS, THURROCK, RM17 6RE | £345,000 | 09/07/2025 | Terraced |
| 141 CLARENCE ROAD, GRAYS, THURROCK, RM17 6RD | £250,000 | 16/05/2025 | Terraced |
| 131 CLARENCE ROAD, GRAYS, THURROCK, RM17 6RD | £314,000 | 31/03/2025 | Terraced |
| 10 THE RETREAT, GRAYS, THURROCK, RM17 6QU | £200,000 | 14/03/2025 | Terraced |
| 33 GRANGE ROAD, GRAYS, THURROCK, RM17 6RE | £332,000 | 12/12/2023 | Terraced |
| 31 WILLIAM STREET, GRAYS, THURROCK, RM17 6DY | £363,000 | 06/10/2023 | Terraced |
| 42 PROSPECT PLACE, GRAYS, THURROCK, RM17 6BY | £289,995 | 24/08/2023 | Terraced |
| 3 BENSON ROAD, GRAYS, THURROCK, RM17 6DL | £310,000 | 02/12/2022 | Terraced |
| 52 WILLIAM STREET, GRAYS, THURROCK, RM17 6DY | £327,000 | 21/11/2022 | Terraced |
| 46 CHARLES STREET, GRAYS, THURROCK, RM17 6DX | £275,000 | 11/11/2022 | Terraced |
| 39 WILLIAM STREET, GRAYS, THURROCK, RM17 6DY | £240,000 | 04/11/2022 | Terraced |
| 149 CLARENCE ROAD, GRAYS, THURROCK, RM17 6RD | £292,500 | 04/10/2022 | Terraced |
| 14 CHARLES STREET, GRAYS, THURROCK, RM17 6DX | £278,000 | 16/09/2022 | Terraced |
| 31 GROVE ROAD, GRAYS, THURROCK, RM17 6JY | £305,500 | 19/08/2022 | Terraced |
| 27 GROVE ROAD, GRAYS, THURROCK, RM17 6JY | £290,000 | 05/08/2022 | Terraced |
| 8 JOHN STREET, GRAYS, THURROCK, RM17 6ED | £282,000 | 20/05/2022 | Terraced |
| 59 SAXTON CLOSE, GRAYS, THURROCK, RM17 6FB | £330,000 | 22/04/2022 | Terraced |
| 16 WILLIAM STREET, GRAYS, THURROCK, RM17 6DY | £295,000 | 04/04/2022 | Terraced |

**Area average:** £299,900 (20 sales)

## Capital growth trend

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

- **5y growth:** 11.5%
- **10y growth:** 23.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 15.5%
- **10y growth (index):** 39.3%

## Rental Range

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

- **Low:** £1,229/mo
- **Realistic:** £1,366/mo
- **Optimistic:** £1,503/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Essex (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Newburgh Road, RM17 | £900/mo | 1 | 0.52 miles | OpenRent |
| 1 Bed Flat, Lewes Close, RM17 | £1,250/mo | 1 | 0.53 miles | OpenRent |

**Average rent: £1,075/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £134,375
- **Target investor price (1%):** £107,500

*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 £1,075/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.9×
- **Monthly cashflow:** £-121/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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:** Job (default Low)

[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 | 122 |
| Anti-social behaviour | 39 |
| Other theft | 24 |
| Public order | 23 |
| Vehicle crime | 23 |
| Criminal damage and arson | 19 |
| Drugs | 17 |
| Shoplifting | 11 |
| Burglary | 6 |
| Possession of weapons | 5 |
| Robbery | 3 |
| Other crime | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **295** |

*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 |
|------|------|----------|--------|
| Thames Park Secondary School | Secondary | 0.3 miles | Good — 14 Mar 2023 |
| Thameside Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Quarry Hill Academy | Primary | 0.5 miles | Outstanding — 19 Jul 2016 |
| Grays Convent High School | Secondary | 0.5 miles | Good — 27 Jun 2013 |
| St Thomas of Canterbury Catholic Primary School | Primary | 0.8 miles | Good — 5 Sep 2012 |

## FENSA Certificates

This property has 5 FENSA certificate(s) on record.

### FENSA Certificate #7773970
- **Address:** 52 Prospect Place, GRAYS, RM17 6BY
- **Certificate Issued:** 08/11/2010
- **Work Completed:** 27/10/2010
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #6879844
- **Address:** 52 Prospect Place, GRAYS, RM17 6BY
- **Certificate Issued:** 12/10/2009
- **Work Completed:** 24/09/2009
- **Items:** 1 door(s)

### FENSA Certificate #6666162
- **Address:** 52 Prospect Place, GRAYS, RM17 6BY
- **Certificate Issued:** 07/07/2009
- **Work Completed:** 04/06/2009
- **Items:** 2 window(s)

### FENSA Certificate #6108445
- **Address:** 52 Prospect Place, GRAYS, RM17 6BY
- **Certificate Issued:** 03/11/2008
- **Work Completed:** 27/10/2008
- **Items:** 1 window(s)

### FENSA Certificate #5354629
- **Address:** 52 Prospect Place, GRAYS, RM17 6BY
- **Certificate Issued:** 07/01/2008
- **Work Completed:** 03/12/2007
- **Items:** 1 window(s)