# 3 bedroom house for sale (DA12 4SD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 38 CIMBA WOOD, GRAVESEND, KENT DA12 4SD |
| Price | £325,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 88 m² |
| Last sold | £325,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/10/2034
- **Current heating cost:** £939/year
- **Est. upgrade cost to C:** £17,325

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9330-2324-3400-2894-1251)

## Description

This three-bedroom semi detached house in the heart of Riverview Park is the perfect project for your family home. Although this property requires some updating, it offers immense potential for those looking to create their dream home. With immediate vacant possession, you can envision the possibilities and make this house your own. Don't miss out on the chance to own a home in a prime location. Contact us today to arrange a viewing.

**Description:** - This three bedroom semi detached house offers huge potential to create your perfect family home. Requiring updating and modernisation throughout, there is also scope to extend subject to planning consent. The accommodation comprises hall, lounge/diner, kitchen, bathroom, two double bedrooms and one single bedroom. There is well established garden to the rear and a shared drive leading to a single garage. Call now to arrange viewing as this type of property doesn't normally hang around on the market for long.

**Location:** - Situated off of St Francis Avenue on the ever popular Riverview Park within 150 yards of Riverview Junior School and 160 yards of Riverview Infant School and 710yards from Thamesview secondary school, making it an ideal location for families.  Riverview Park is a family orientated location with its own local shops, including Morrison and Tesco local and facilities including Doctors Surgery and Dentist. Offering excellent transport links including regular bus service and commuter coach service to London and easy access onto the A2 M2 M20 & M25 motorway links. Gravesend town centre is within approximately 3 miles along with its mainline railway which offers services to London and the Kent coast including a high speed service to St Pancras London in just twenty two minutes, or you can travel from Ebbsfleet International railway station and be in London in around seventeen minutes. For those who enjoy sports and fitness Cascades leisure centre is within walking distance which includes a skate park and children's playground.

**Frontage:** - Low retaining brick wall, shrubs. potential to create further off street parking. path to front door.

**Hall:** - Glazed front door, carpet, radiator, under stair cupboard with gas and electric meters. Shoe cupboard.

**Lounge/Diner:** - Double glazed window to  front, secondary glazed window to rear and door to rear garden.  Two radiators, Gas fire with Baxi back boiler for hot water and central heating.

**Kitchen:** - Window to rear, door to garden. Wall and base units, stainless steel sink and drainer, , plumbing for washing machine, electric cooker point and spaces for appliances. Serving hatch to dining area.

**Stairs/Landing:** - Carpet, access to loft.

**Bedroom 1:** - A double room with double glazed window to front, radiator, fitted wardrobe, airing cupboard with hot water cylinder and immersion heater.

**Bedroom 2** - A double room with window to rear overlooking the rear garden, radiator, built in wardrobe.

**Beroom 3:** - A double room with double glazed window to front, radiator, built in over stair cupboard with hanging and shelving space.

**Bathroom:** - Double glazed window to rear, part tiled walls. Sky Blue suite, comprising panelled bath, low level w.c. and pedestal wash basin. Heated towel rail.

**Garden:** - A well established southerly aspect rear garden with mature trees and rockery.

**Garage:** - Shared drive, leading to single brick built garage.

**Tenure:** - Freehold

**Local Authority** - Gravesham Borough Council: 

Council Tax band D -£2294.16 2025/2026

**Services:** - Mains Gas, Mains Electric, Mains water, Mains Drainage

**Broadband/Mobile Networks:** - BROADBAND:  We understand the following networks provide Standard, Superfast and Ultrafast services in this area: Openreach, , Virgin Media. You may be able to obtain broadband service from the following Fixed Wireless Access providers covering your area: EE

MOBILE: EE,,  Three, 02, Vodafone provide indoor and outdoor services in this area. 5G is predicted to be available around  location from the following provider(s): EE, Three, O2, Vodafone. Please note that this predicted 5G coverage is for outdoors only.

This information was provided by Ofcom on 4th October.

## Property Photos

- ![Photo](/listings/photos/153739463/309178)
- ![Garden](/listings/photos/153739463/309179) - Garden
- ![Garage](/listings/photos/153739463/309180) - Garage
- ![Lounge/diner](/listings/photos/153739463/309181) - Lounge/diner
- ![Lounge/diner](/listings/photos/153739463/309182) - Lounge/diner
- ![Kitchen](/listings/photos/153739463/309183) - Kitchen
- ![Kitchen](/listings/photos/153739463/309184) - Kitchen
- ![Bedroom 1](/listings/photos/153739463/309185) - Bedroom 1
- ![Bedroom 1](/listings/photos/153739463/309186) - Bedroom 1
- ![Bedroom 2](/listings/photos/153739463/309187) - Bedroom 2
- ![BEdroom 2](/listings/photos/153739463/309188) - BEdroom 2
- ![Bedroom 3](/listings/photos/153739463/309189) - Bedroom 3
- ![Bathroom](/listings/photos/153739463/309190) - Bathroom
- ![Rear Elevation](/listings/photos/153739463/309191) - Rear Elevation
- ![Garden](/listings/photos/153739463/309192) - Garden
- ![Garden](/listings/photos/153739463/309193) - Garden
- ![Photo](/listings/photos/153739463/309194)
- ![SOLD](/listings/photos/153739463/309195) - SOLD

## Floorplans

- ![38 cimba wood floorplan..jpg](/listings/photos/153739463/309196) - 38 cimba wood floorplan..jpg

## EPC Graphs

- ![EE Rating](/listings/photos/153739463/309197) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #10273857
- **Address:** 38 Cimba Wood, GRAVESEND, DA12 4SD
- **Certificate Issued:** 19/05/2014
- **Work Completed:** 25/04/2014
- **Items:** 5 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 CIMBA WOOD, GRAVESEND, GRAVESHAM, KENT, DA12 4SD | £325,000 | 28/03/2025 | Semi-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 |
|---------|-------|------|------|
| [Same street] 8 CIMBA WOOD, GRAVESEND, GRAVESHAM, KENT, DA12 4SD | £395,000 | 16/06/2023 | Semi-detached |
| [Same street] 27 CIMBA WOOD, GRAVESEND, GRAVESHAM, KENT, DA12 4SD | £410,000 | 15/06/2023 | Semi-detached |
| [Same street] 54 CIMBA WOOD, GRAVESEND, GRAVESHAM, KENT, DA12 4SD | £576,100 | 30/11/2022 | Semi-detached |
| [Same street] 5 CIMBA WOOD, GRAVESEND, GRAVESHAM, KENT, DA12 4SD | £350,000 | 21/11/2022 | Semi-detached |
| 4 - 6 THE ALMA, GRAVESEND, GRAVESHAM, KENT, DA12 4NG | £300,000 | 06/04/2022 | Other |
| [Same street] 12 CIMBA WOOD, GRAVESEND, GRAVESHAM, KENT, DA12 4SD | £362,000 | 14/12/2021 | Semi-detached |

**Street average:** £418,620 (5 sales)
**Area average:** £300,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £180,331 (4 Other, DA12, 2024–2026)
- **Deviation:** +80.2%

## Rental Range

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

- **Low:** £1,195/mo
- **Realistic:** £1,328/mo
- **Optimistic:** £1,461/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Marling Way, DA12 | £1,700/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Terraced House, Marling Way, DA12 | £1,700/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Leander Drive, DA12 | £1,700/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Semi-Detached House, Leander Drive, DA12 | £1,800/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Flat, St. Patricks Gardens, DA12 | £1,430/mo | 3 | 0.28 miles | OpenRent |
| 3 Bed Detached House, Whitehill Lane, DA12 | £4,650/mo | 3 | 0.45 miles | OpenRent |
| 3 Bed Flat, Parrock Road, DA12 | £1,300/mo | 3 | 1.06 miles | OpenRent |

**Average rent: £2,040/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.9×
- **Monthly cashflow:** £225/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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).*

## Price per Square Metre

- **£/m²:** £3,693/m²

## Capital growth trend

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

- **5y growth:** -70.2%
- **10y growth:** -76.3%

## House Price Index (HM Land Registry)

*Official index for Gravesham; All dwelling types series; as of March 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** 12%
- **10y growth (index):** 28.3%

## 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)