# 1 bedroom retirement property for sale (DA11 0QT) ## Property Details | Key | Value | |-----|-------| | Address | 20 ST JAMES OAKS, GRAVESEND, KENT DA11 0QT | | Price | £185,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Last sold | £185,000 Jun 2021 | ## Description This ONE BEDROOM GROUND FLOOR PURPOSE BUILT RETIREMENT FLAT is situated in a nice corner position facing onto COMMUNAL GARDENS and the CLUB HOUSE. Designed specifically for the OVER 55's St James Oaks is one of the MOST POPULAR retirement developments in Gravesend and is within close proximity of the town centre and mainline railway station. Offering IMMEDIATE VACANT POSSESSION, meaning no onward chain complications, this is the perfect place for those who require INDEPENDANT LIVING with peace of mind and 24 HOUR GATED SECURITY with warden control. The property itself comprises, hall, lounge/diner opening into a modern white gloss fitted kitchen including built in oven and hob, one double bedroom and a shower room. Heated by Gas Central Heating and double glazed we understand all carpets and blinds are to remain. In our opinion this property is well presented and ready to move into. Other benefits include the Ivy Room, (Club House) where you can socialise with your neighbours over a cup of tea or coffee or even a glass of wine or beer and where various activities and entertainments take place. There are well communal kept gardens and grounds. The Lodge is the main point of contact and reception area. The management team are based here with staff on hand to offer advice on any daily requirements. The Gatehouse is fully staffed 24hours a day security to monitor arrivals and departures. Viewing is highly recommended. EPC: C **Property Description** - This one bedroom ground floor purpose built retirement flat is situated in a nice corner position facing onto communal gardens and the club house. Designed specifically for the over 55's St James Oaks is one of the most popular retirement developments in Gravesend and is within close proximity of the town centre and mainline railway station. Offering immediate vacant possession, meaning no onward chain complications, this is the perfect place for those who require independent living with peace of mind and 24 hour gated security with warden control. The property itself comprises, hall, lounge/diner opening into a modern white gloss fitted kitchen including built in oven and hob, one double bedroom and a shower room. Heated by Gas Central Heating and double glazed we understand all carpets and blinds are to remain. In our opinion this property is well presented and ready to move into. Other benefits include the Ivy Room, (Club House) where you can socialise with your neighbours over a cup of tea or coffee or even a glass of wine or beer and where various activities and entertainments take place. There are well communal kept gardens and grounds. The Lodge is the main point of contact and reception area. The management team are based here with staff on hand to offer advice on any daily requirements. The Gatehouse is fully staffed 24hours a day security to monitor arrivals and departures. Viewing is highly recommended. **Hall** - Entrance door, built in cupboard, access to all rooms. **Lounge** - 5.87m x 3.76m (19'3 x 12'4) - **Kitchen** - 2.87m x 1.67m (9'4" x 5'5") - **Shower Room** - 1.96m x 1.68m (6'5" x 5'6") - **Bedroom** - 3.66m x 2.87m (12' x 9'5") - **Communal Gardens/Grounds** - Well Maintained Communal gardens with lawns and flowerer beds. **Leasehold** - 125 years from 1st February 1988 Approx. 91 years remaining on the lease. Service Charge: £3,600 p.a 21/22 (can be paid monthly £300) Ground Rent: £100 ## Property Photos - ![front](/listings/photos/104635358/703724) - front - ![Lounge/Diner](/listings/photos/104635358/703726) - Lounge/Diner - ![Lounge/Diner](/listings/photos/104635358/703727) - Lounge/Diner - ![Kitchen](/listings/photos/104635358/703728) - Kitchen - ![Shower room](/listings/photos/104635358/703729) - Shower room - ![External](/listings/photos/104635358/703730) - External - ![Communal Gardens](/listings/photos/104635358/703731) - Communal Gardens - ![Gated Security](/listings/photos/104635358/703732) - Gated Security - ![Photo](/listings/photos/104635358/703733) - ![Reception](/listings/photos/104635358/703734) - Reception - ![Photo](/listings/photos/104635358/703735) - ![Photo](/listings/photos/104635358/703736) - ![Photo](/listings/photos/104635358/703737) - ![Photo](/listings/photos/104635358/703738) ## Floorplans - ![Floor Plan](/listings/photos/104635358/703739) - Floor Plan ## EPC Graphs - ![EE Rating](/listings/photos/104635358/703740) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10844233 - **Address:** 20 The Lodge St. James Oaks, Trafalgar Road, DA11 0QT - **Certificate Issued:** 02/03/2015 - **Work Completed:** 05/01/2015 - **Items:** 3 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 20 ST JAMES OAKS, GRAVESEND, GRAVESHAM, KENT, DA11 0QT | £185,000 | 25/06/2021 | Flat | | 20 ST JAMES OAKS, GRAVESEND, GRAVESHAM, KENT, DA11 0QT | £179,995 | 16/10/2019 | Flat | | 20 ST JAMES OAKS, GRAVESEND, GRAVESHAM, KENT, DA11 0QT | £65,000 | 16/06/2000 | 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 | |---------|-------|------|------| | DARNLEY ARMS TRAFALGAR ROAD, GRAVESEND, GRAVESHAM, KENT, DA11 0QA | £280,000 | 21/12/2022 | Other | | TERANCE HOUSE, 92 WROTHAM ROAD, GRAVESEND, GRAVESHAM, KENT, DA11 0QQ | £26,000 | 05/07/2022 | Other | **Area average:** £153,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,766,800 (8 Other, DA11, 2024–2026) - **Deviation:** -89.5% ## Rental Range *ONS Price Index of Private Rents (Gravesham). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,192/mo - **Realistic:** £1,324/mo - **Optimistic:** £1,456/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North West Kent (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £748/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, Queen St, DA12 | £950/mo | 1 | 0.48 miles | OpenRent | **Average rent: £950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.51% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 6.2% - **Cost-to-rent:** 16.2× - **Monthly cashflow:** £101/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.3% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -96.1% - **10y growth:** 8.7% ## 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)