Sold STC Semi-detached

28B

CARDINAL WAY, RAINHAM, GREATER LONDON RM13 9RB

3 beds 1 baths 89 m² Listed 22 May 2025 (-424d)

£475,000

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# 3 bedroom semi-detached house for sale (RM13 9RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28B, CARDINAL WAY, RAINHAM, GREATER LONDON RM13 9RB |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £455,000 Aug 2025 |

## Description

This well presented home offers plenty of space for a family with scope to extend subject to planning consent.

The property itself offers off street parking with the entrance located to the side which also provides side access to the rear garden.

Internally you have an entrance hall with stairs to the 1st floor, access to the kitchen and dining room as well as to the living room.

The living room is a generous size with leaded light UPVC double glazed windows to the rear and patio door leading to the rear garden.

The modern style fitted kitchen offers plenty for cooking with base and eye level units, space for appliances, work top space for  preparation, leaded light UPVC double glazed windows to the front and this room flows through to the dining room.

The Dining room with leaded light UPVC double glazed windows to the front is ideal for a family space or entertaining with ample space for a table and chairs and benefits from a small utility cupboard with space for appliances.

The first floor offers a large landing area leading to all rooms.

The principle bedroom is extremely generous, proving plenty of space for a large bed, additional bedroom furniture and wardrobes. This room is full of natural light benefiting from two leaded light UPVC double glazed window units to the front.

Bedroom Two is a good sized room with leaded light UPVC double glazed windows to the rear.

Bedroom three again is a good size and also has leaded light UPVC double glazed windows to the rear.

The family bathroom suite is modern with a three piece suite and shower over bath.

Externally to the rear there is a good sized rear garden with a patio area as you leave the lounge, a picket fence separates the lawn and furthermore there is an additional patio area at the end of the garden which is ideal for entertaining which has a large summerhouse/shed.

Located in one of Rainham's most popular areas this home is ideal for a growing family, first time buyer or even as an investment.

Council Tax Band: D

Tenure: Freehold

Satellite/TV Fibre Broadband available: Yes (confirm with your provider)

Mobile Signal available (confirm with your provider)

Local Authority: Havering Council

Flood Risk: Low Risk (No Known Flooding for last 5 Years)

EPC Rating: TBC

Easements: None Known

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/162322295/1312393) - Floorplan 1
- ![Floorplan 2](/listings/photos/162322295/1312394) - Floorplan 2

## EPC Graphs

- ![EPC](/listings/photos/162322295/1312395) - EPC

## FENSA Certificates

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

### FENSA Certificate #13076628
- **Address:** 28b Cardinal Way, RAINHAM, RM13 9RB
- **Certificate Issued:** 06/08/2018
- **Work Completed:** 12/07/2018
- **Items:** 9 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28B CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB | £455,000 | 15/08/2025 | 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 |
|---------|-------|------|------|
| 64 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SW | £472,500 | 04/12/2025 | Semi-detached |
| 26 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SW | £445,000 | 24/07/2025 | Semi-detached |
| 23 JORDANS WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9QX | £385,000 | 03/02/2025 | Semi-detached |
| 11 LAKEFIELDS CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SL | £385,000 | 03/02/2025 | Semi-detached |
| 65 BRISCOE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9QE | £400,000 | 15/12/2023 | Semi-detached |
| 116A BRISCOE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9QG | £540,000 | 13/12/2023 | Semi-detached |
| 14 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS | £540,000 | 13/12/2023 | Semi-detached |
| 15 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS | £540,000 | 13/12/2023 | Semi-detached |
| 13 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS | £540,000 | 13/12/2023 | Semi-detached |
| 116 BRISCOE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9QG | £540,000 | 13/12/2023 | Semi-detached |
| 12 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS | £540,000 | 13/12/2023 | Semi-detached |
| 1 LAKEFIELDS CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SL | £317,000 | 08/11/2023 | Semi-detached |
| 57 FAIRVIEW AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9RL | £635,000 | 03/11/2023 | Semi-detached |
| 9 ABBOTS CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9LA | £395,000 | 26/10/2023 | Semi-detached |
| 31 THORN LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SJ | £365,000 | 19/10/2023 | Semi-detached |
| 38 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SW | £430,000 | 05/09/2023 | Semi-detached |
| 95 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SN | £475,000 | 21/08/2023 | Semi-detached |
| 79 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SN | £370,000 | 28/07/2023 | Semi-detached |
| 3 THORN LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 9RD | £525,000 | 14/06/2023 | Semi-detached |
| 11 ABBEY WOOD LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QH | £615,000 | 19/12/2022 | Semi-detached |
| [Same street] 1A CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB | £478,000 | 25/11/2022 | Detached |
| [Same street] 42 CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB | £475,000 | 26/09/2022 | Terraced |
| [Same street] 28C CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB | £585,000 | 10/12/2021 | Detached |
| [Same street] 22 CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB | £380,000 | 30/09/2021 | Terraced |
| [Same street] 40 CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB | £380,000 | 30/09/2021 | Terraced |

**Street average:** £459,600 (5 sales)
**Area average:** £472,725 (20 sales)

## Price vs local average

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

- **Local average:** £471,528 (25 Semi-detached, RM13, 2024–2026)
- **Deviation:** +0.7%

## 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):** £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 Semi-Detached House, Abbey Wood Lane, RM13 | £2,500/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Detached House, Abbots Close, RM13 | £2,200/mo | 3 | 0.28 miles | OpenRent |
| 3 Bed Terraced House, Farm Road, RM13 | £2,500/mo | 3 | 0.32 miles | OpenRent |
| 3 Bed Semi-Detached House, Palmerston Road, RM13 | £2,500/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Terraced House, Avelon Road, RM13 | £2,000/mo | 3 | 0.9 miles | OpenRent |

**Average rent: £2,340/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £354/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*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:** 16%
- **10y growth:** 35.7%

## House Price Index (HM Land Registry)

*Official index for Havering; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 19.2%
- **10y growth (index):** 36.6%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

89 m²

Council tax band

Last sold

£455,000 Aug 2025

Local average

£471,528 (+0.7%)

Deprivation

Decile 7 (23,598 of 33,755)

Street crime

85 incidents within 1 mile (May 2026)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Parking: Driveway, Off street
Garden: Front garden, Private garden, Rear garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

This well presented home offers plenty of space for a family with scope to extend subject to planning consent.

The property itself offers off street parking with the entrance located to the side which also provides side access to the rear garden.

Internally you have an entrance hall with stairs to the 1st floor, access to the kitchen and dining room as well as to the living room.

The living room is a generous size with leaded light UPVC double glazed windows to the rear and patio door leading to the rear garden.

The modern style fitted kitchen offers plenty for cooking with base and eye level units, space for appliances, work top space for preparation, leaded light UPVC double glazed windows to the front and this room flows through to the dining room.

The Dining room with leaded light UPVC double glazed windows to the front is ideal for a family space or entertaining with ample space for a table and chairs and benefits from a small utility cupboard with space for appliances.

The first floor offers a large landing area leading to all rooms.
The principle bedroom is extremely generous, proving plenty of space for a large bed, additional bedroom furniture and wardrobes. This room is full of natural light benefiting from two leaded light UPVC double glazed window units to the front.

Bedroom Two is a good sized room with leaded light UPVC double glazed windows to the rear.

Bedroom three again is a good size and also has leaded light UPVC double glazed windows to the rear.

The family bathroom suite is modern with a three piece suite and shower over bath.

Externally to the rear there is a good sized rear garden with a patio area as you leave the lounge, a picket fence separates the lawn and furthermore there is an additional patio area at the end of the garden which is ideal for entertaining which has a large summerhouse/shed.

Located in one of Rainham's most popular areas this home is ideal for a growing family, first time buyer or even as an investment.

Council Tax Band: D
Tenure: Freehold
Satellite/TV Fibre Broadband available: Yes (confirm with your provider)
Mobile Signal available (confirm with your provider)
Local Authority: Havering Council
Flood Risk: Low Risk (No Known Flooding for last 5 Years)
EPC Rating: TBC
Easements: None Known

Listed by

Hornchurch

Oakmont Property Consultants Ltd

Reference: 162322295

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13076628

Property Details

Street: 28b Cardinal Way

Town: RAINHAM

Postcode: RM13 9RB

Installation Details

Items: 9 windows and 1 door

Certificate Issued: 06/08/2018

Work Completed: 12/07/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	15/08/2025 (11 months ago)	£455,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
64 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SW	£472,500	04/12/2025	Semi-detached
26 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SW	£445,000	24/07/2025	Semi-detached
23 JORDANS WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9QX	£385,000	03/02/2025	Semi-detached
11 LAKEFIELDS CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SL	£385,000	03/02/2025	Semi-detached
65 BRISCOE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9QE	£400,000	15/12/2023	Semi-detached
116A BRISCOE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9QG	£540,000	13/12/2023	Semi-detached
14 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS	£540,000	13/12/2023	Semi-detached
15 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS	£540,000	13/12/2023	Semi-detached
13 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS	£540,000	13/12/2023	Semi-detached
116 BRISCOE ROAD, RAINHAM, HAVERING, GREATER LONDON, RM13 9QG	£540,000	13/12/2023	Semi-detached
12 MYGROVE CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QS	£540,000	13/12/2023	Semi-detached
1 LAKEFIELDS CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SL	£317,000	08/11/2023	Semi-detached
57 FAIRVIEW AVENUE, RAINHAM, HAVERING, GREATER LONDON, RM13 9RL	£635,000	03/11/2023	Semi-detached
9 ABBOTS CLOSE, RAINHAM, HAVERING, GREATER LONDON, RM13 9LA	£395,000	26/10/2023	Semi-detached
31 THORN LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SJ	£365,000	19/10/2023	Semi-detached
38 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SW	£430,000	05/09/2023	Semi-detached
95 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SN	£475,000	21/08/2023	Semi-detached
79 LAKESIDE, RAINHAM, HAVERING, GREATER LONDON, RM13 9SN	£370,000	28/07/2023	Semi-detached
3 THORN LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 9RD	£525,000	14/06/2023	Semi-detached
11 ABBEY WOOD LANE, RAINHAM, HAVERING, GREATER LONDON, RM13 9QH	£615,000	19/12/2022	Semi-detached
Same street 1A CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB	£478,000	25/11/2022	Detached
Same street 42 CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB	£475,000	26/09/2022	Terraced
Same street 28C CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB	£585,000	10/12/2021	Detached
Same street 22 CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB	£380,000	30/09/2021	Terraced
Same street 40 CARDINAL WAY, RAINHAM, HAVERING, GREATER LONDON, RM13 9RB	£380,000	30/09/2021	Terraced

Street average: £459,600 (5 sales)

Area average: £472,725 (20 sales)

Capital growth trend

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

5y growth 16%

10y growth 35.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Havering. Series: Semi-detached. As of April 2026.

1y (index) 2.9%

5y (index) 19.2%

10y (index) 36.6%

Rental Range

Estimated market rent for Havering. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,408/mo

Realistic £1,564/mo

Optimistic £1,720/mo

Based on Local Authority from postcode lookup → Havering.

LHA (30th percentile) floor for Harlow & Stortford: £1,207/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM13 9RB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Thorn Lane	0.1 miles
Bus stop	King Edward Avenue	0.1 miles
Shop	Unknown	1.0 miles
Train station	Rainham	1.3 miles
Shop	Co-op Food	1.4 miles
Train station	Elm Park	1.8 miles
Hospital	Livingstone Community Hospitals	5.9 miles
University	University of Greenwich	6.4 miles
Hospital	Jasmine Centre	6.7 miles
University	University of Greenwich Avery Hill Campus	8.1 miles

Street-level crime

Category	Count
Anti-social behaviour	25
Violence and sexual offences	24
Vehicle crime	10
Public order	7
Possession of weapons	4
Other theft	3
Burglary	2
Criminal damage and arson	2
Drugs	2
Robbery	2
Theft from the person	2
Bicycle theft	1
Other crime	1
Total incidents	85

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Parsonage Farm Primary School	Primary	0.3 miles	Good — 1 Dec 2011
Routes4Life Limited	Other	0.8 miles	— (No rating)
Harris Academy Rainham	Secondary	0.9 miles	Good — 16 Jun 2019
Harris Rainham Sixth Form	Other	0.9 miles	— (No rating)
Rainham Village Primary School	Primary	1.0 miles	Good — 16 Jan 2018

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 Semi-Detached House, Abbey Wood Lane, RM13	£2,500/mo	3	0.19 miles	OpenRent
3 Bed Detached House, Abbots Close, RM13	£2,200/mo	3	0.28 miles	OpenRent
3 Bed Terraced House, Farm Road, RM13	£2,500/mo	3	0.32 miles	OpenRent
3 Bed Semi-Detached House, Palmerston Road, RM13	£2,500/mo	3	0.4 miles	OpenRent
3 Bed Terraced House, Avelon Road, RM13	£2,000/mo	3	0.9 miles	OpenRent

Average rent: £2,340/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 6.3%

Cost-to-rent ratio 15.8×

Monthly cashflow £354/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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