# 3 bedroom terraced house for sale (RM13 7EL) ## Property Details | Key | Value | |-----|-------| | Address | 33 HAYES DRIVE, RAINHAM, GREATER LONDON RM13 7EL | | Price | £500,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | D | | Last sold | £492,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 26/08/2031 - **Current heating cost:** £439/year - **Est. upgrade cost to C:** £14,560 ### Recommendations - W2 (£4,000 - £6,000) - E (£60) - 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/0320-2003-0080-2229-4941) ## Description Excellent Transport Links - Garden With Versatile Outbuilding - Open Plan Living And Dining Room - Kitchen With Adjoining Conservatory - Downstairs WC - Three Bedrooms - Contemporary Family Bathroom This beautifully presented terraced property in Rainham offers spacious and flexible accommodation, perfect for modern family living. The ground floor boasts an expansive open plan layout, with a large living room flowing seamlessly into the dining area and playroom, ideal for entertaining or relaxing with family. The modern kitchen is well appointed and leads into a bright conservatory, offering views of the garden. A convenient downstairs WC completes the ground floor. Upstairs, you'll find three comfortable bedrooms with a flexible layout. One of the rooms is currently used as a dressing room, showcasing the home’s adaptability. All bedrooms are served by a contemporary family bathroom. Outside, the rear garden features a patio and lawn area, ideal for outdoor dining or play. A versatile outbuilding provides additional living space and is currently set up as a cosy snug, offering endless possibilities as a home office, gym, or studio. The property also benefits from convenient side and rear access. Situated in Rainham, this home offers excellent transport links, including Rainham Station (C2C) with direct services to London Fenchurch Street, as well as convenient access to the A13 and M25. Green spaces such as Beam Valley Country Park and Hornchurch Country Park provide ideal spots for outdoor recreation. A wide range of local amenities including shops, supermarkets, schools, and leisure facilities are all easily accessible. Contact Durden & Hunt for a viewing! Council Band D Havering Consumer Protection from Unfair Trading Regulations 2008. Misrepresentations Act 1967. Property Misdescriptions Act 1991. These details are prepared as a general guide only and should not be relied upon as a basis to enter a legal contract or to commit expenditure. The sales particulars may change in the course of time and any interested party is advised to make a final inspection of the property prior to exchange of contracts or signing of a tenancy agreement. Durden & Hunt have not tested any apparatus, equipment, fixtures and fittings or services. Items shown in photographs are not necessarily included. On occasion photographs may be owner supplied. On most occasions features and facilities of a property are owner advised and potential buyers/tenants are advised to confirm these. Please note that service charge, ground rent and lease lengths are subject to change, and the information we have supplied was true at time of instruction. References to the tenure, lease length, ground rent and service charges for any property are based on information supplied by the seller, buyers are advised to obtain verification of these stated figures from their solicitor before purchasing. Any mention of planning potential or planning permission is based on the current owners opinion, a potential buyer should assume that this is a speculative opinion only and is not based on planning permission being granted or professional advice, unless otherwise stated. Any reference to distance to stations, amenities or schools are taken from portal estimated distances, buyers are advised to do their own research on distances. Buyers/Tenants must check the availability of any property and make an appointment to view before embarking on any journey to see a property. Durden & Hunt are a proud member of The Property Ombudsmen. ## Property Photos - ![Hayes Drive](/listings/photos/166552769/919543) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919544) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919545) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919546) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919547) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919548) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919549) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919550) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919560) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919562) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919564) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919567) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919569) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919571) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919573) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919574) - Hayes Drive - ![Hayes Drive](/listings/photos/166552769/919575) - Hayes Drive ## Floorplans - ![Hayes Drive](/listings/photos/166552769/919576) - Hayes Drive ## EPC Graphs - ![EE Rating](/listings/photos/166552769/919577) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #16437747 - **Address:** 33 Hayes Drive, RAINHAM, RM13 7EL - **Certificate Issued:** 18/08/2024 - **Work Completed:** 09/08/2024 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £492,000 | 02/02/2026 | Terraced | | 33 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £443,500 | 08/02/2022 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 46 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DT | £480,000 | 12/01/2026 | Terraced | | 199 SOUTH END ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7XX | £176,006 | 06/01/2026 | Terraced | | 39 AVELON ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DH | £375,000 | 06/06/2025 | Terraced | | 13 ROCHFORD CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5PD | £440,000 | 07/03/2025 | Terraced | | 7 ROOK CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QH | £360,000 | 05/03/2025 | Terraced | | [Same street] 63 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £495,000 | 07/12/2023 | Semi-detached | | 44 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DT | £430,000 | 03/11/2023 | Terraced | | 7 CONDOR WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QD | £412,500 | 26/07/2023 | Terraced | | 9 ST MATTHEW'S CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 7DX | £400,000 | 05/05/2023 | Terraced | | 51 SWALLOW WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QJ | £430,000 | 28/04/2023 | Terraced | | [Same street] 24 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £340,000 | 30/03/2023 | Semi-detached | | 43 SWALLOW WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5QJ | £440,000 | 07/02/2023 | Terraced | | [Same street] 42 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £460,000 | 21/12/2022 | Semi-detached | | 53 JERSEY ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DT | £590,000 | 09/12/2022 | Terraced | | 4 RIDGEWELL GROVE, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5AG | £502,500 | 05/12/2022 | Terraced | | 3 PEREGRINE WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5EZ | £425,000 | 16/11/2022 | Terraced | | 12 DOVE WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5HH | £430,000 | 04/11/2022 | Terraced | | 7 DAWSON DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7ED | £470,000 | 08/09/2022 | Terraced | | 15 ROCHFORD CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5PD | £350,000 | 05/09/2022 | Terraced | | 312 SOUTH END ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7YB | £565,000 | 19/08/2022 | Terraced | | 16 ST MATTHEW'S CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 7DX | £385,000 | 29/07/2022 | Terraced | | [Same street] 21 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £475,000 | 08/07/2022 | Semi-detached | | 16 DOVE WALK, HORNCHURCH, HAVERING, GREATER LONDON, RM12 5HH | £410,000 | 23/06/2022 | Terraced | | 35 AVELON ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7DH | £421,000 | 15/06/2022 | Terraced | | [Same street] 49 HAYES DRIVE, RAINHAM, HAVERING, GREATER LONDON, RM13 7EL | £500,000 | 10/01/2022 | Semi-detached | **Street average:** £454,000 (5 sales) **Area average:** £424,600 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £412,640 (50 Terraced, RM13, 2024–2026) - **Deviation:** +21.2% ## Rental Range *ONS Price Index of Private Rents (Havering). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,408/mo - **Realistic:** £1,564/mo - **Optimistic:** £1,720/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,207/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, Cherry Tree Close, RM13 | £2,250/mo | 3 | 0.74 miles | OpenRent | **Average rent: £2,250/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.45% (weak for cashflow) - **Max investor price (0.8%):** £281,250 - **Target investor price (1%):** £225,000 *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 £2,250/mo).* - **Gross yield:** 5.4% - **Cost-to-rent:** 18.5× - **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).* ## Price per Square Metre - **£/m²:** £5,814/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.6% - **10y growth:** 33.5% ## House Price Index (HM Land Registry) *Official index for Havering; Terraced series; as of April 2026.* - **1y growth (index):** 2.5% - **5y growth (index):** 18.1% - **10y growth (index):** 36.4% ## 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)