# 1 bedroom flat for sale (RM13 8TS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 130 CHERRY TREE LANE, RAINHAM, GREATER LONDON RM13 8TS |
| Price | £210,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £205,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/07/2028
- **Current heating cost:** £221/year

### Recommendations
- W2 (6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8701-6092-1329-3497-5383)

## Description

PATTERSON HAWTHORN - ONE BEDROOM GROUND FLOOR FLAT - EXCELLENT CONDITION THROUGHOUT - 11' x 9' DOUBLE BEDROOM - MODERN CONTEMPORARY KITCHEN & SHOWER ROOM - GAS CENTRAL HEATING - 111 YEARS REMAINING ON LEASE - AMPLE COMMUNAL PARKING - COMMUNAL GARDENS FRONT & REAR - EXTERNAL BRICK SHED - SOUGHT AFTER CHERRY TREE LOCATION - CLOSE TO SHOPS, AMENITIES & SCHOOLS - APPROX 1 MILE TO RAINHAM C2C STATION - EASY ACCESS TO BUSES, M25 & A13 - IDEAL FIRST TIME BUY

## Property Photos

- ![Photo](/listings/photos/167268734/919410)
- ![Photo](/listings/photos/167268734/919412)
- ![Photo](/listings/photos/167268734/919413)
- ![Photo](/listings/photos/167268734/919415)
- ![Photo](/listings/photos/167268734/919416)
- ![Photo](/listings/photos/167268734/919417)
- ![Photo](/listings/photos/167268734/919418)
- ![Photo](/listings/photos/167268734/919419)
- ![Photo](/listings/photos/167268734/919420)
- ![Photo](/listings/photos/167268734/919421)
- ![Photo](/listings/photos/167268734/919423)
- ![Photo](/listings/photos/167268734/919424)
- ![Photo](/listings/photos/167268734/919425)
- ![Photo](/listings/photos/167268734/919426)
- ![Photo](/listings/photos/167268734/919427)
- ![Photo](/listings/photos/167268734/919428)

## Floorplans

- ![Floorplan 1](/listings/photos/167268734/919429) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/167268734/919431) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 130 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £205,000 | 03/03/2026 | Flat |
| 130 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £176,000 | 09/10/2020 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 69 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JA | £290,000 | 31/10/2025 | Flat |
| 145C RAINHAM ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 7RB | £220,000 | 22/08/2025 | Flat |
| 240 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TX | £265,000 | 24/01/2025 | Flat |
| 5 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS | £270,000 | 30/07/2023 | Flat |
| 30 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JA | £315,000 | 08/06/2023 | Flat |
| [Same street] 200 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £234,000 | 10/02/2023 | Other |
| 36 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS | £304,000 | 18/08/2022 | Flat |
| 25 QUEENSTOWN GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JJ | £293,000 | 07/06/2022 | Flat |
| [Same street] 168 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TS | £233,000 | 22/03/2022 | Flat |
| 228 CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TX | £283,000 | 18/02/2022 | Flat |
| 35 NEW ZEALAND WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 8JP | £282,000 | 17/02/2022 | Flat |
| 97A CHERRY TREE LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 8TT | £240,000 | 07/02/2022 | Flat |
| 93 NEW ZEALAND WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 8JD | £290,000 | 21/10/2021 | Flat |
| 14 BURWOOD GARDENS, RAINHAM, HAVERING, GREATER LONDON, RM13 8JS | £235,000 | 27/09/2021 | Flat |
| 11 CHRISTCHURCH AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 8JB | £272,500 | 03/09/2021 | Flat |

**Street average:** £233,500 (2 sales)
**Area average:** £273,808 (13 sales)

## Price vs local average

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

- **Local average:** £249,176 (17 Flat, RM13, 2024–2026)
- **Deviation:** -15.7%

## 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):** £808/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 |
|------|------|------|------|------|
| 1 Bed Flat, Halewood Way, RM13 | £1,425/mo | 1 | 0.71 miles | OpenRent |

**Average rent: £1,425/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £430/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.5%

*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).*

## Price per Square Metre

- **£/m²:** £6,176/m²

## Capital growth trend

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

- **5y growth:** 27.2%
- **10y growth:** 36.4%

## House Price Index (HM Land Registry)

*Official index for Havering; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.7%
- **5y growth (index):** 5.6%
- **10y growth (index):** 18.1%

## 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)