Sold STC Semi-detached

42 BERKSHIRE WAY

HORNCHURCH, GREATER LONDON RM11 3HB

4 beds 2 baths 180 m² Listed 29 Nov 2023 (-921d)

£500,000

Guide Price

Reduced on 11 Apr 2024

Save

# 4 bedroom semi-detached house for sale (RM11 3HB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 42 BERKSHIRE WAY, HORNCHURCH, GREATER LONDON RM11 3HB |
| Price | £500,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £500,000 Mar 2025 |

## Description

Guide Price: £500,000- £525,000

Located within easy access to the highly regarded Nelmes Primary is this well proportioned family home. The internal accommodation has been heavily extended and benefits for a rear and side extension.

Internally the property offers a large lounge, separate sitting room, larger kitchen/diner and the first floor offers three good size bedrooms, master with en-suite and family bathroom room. The loft is currently being used as a loft room.

Externally you have a lovely mature rear garden and the front provides parking for multiple vehicles.

Call   to book your viewing.

## Property Photos

- ![Photo](/listings/photos/142533380/360756)
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## Floorplans

- ![Floorplan 1](/listings/photos/142533380/360794) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/142533380/360795) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £500,000 | 21/03/2025 | 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 |
|---------|-------|------|------|
| 10 CORNWALL CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HA | £505,000 | 28/11/2025 | Semi-detached |
| 17 SURREY DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EX | £525,000 | 11/11/2025 | Semi-detached |
| 19 CORNWALL CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HA | £615,000 | 06/06/2025 | Semi-detached |
| [Same street] 4 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £395,000 | 16/10/2023 | Terraced |
| 57 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW | £465,000 | 28/04/2023 | Semi-detached |
| 1 SUFFOLK WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3ET | £505,000 | 24/02/2023 | Semi-detached |
| 61 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW | £450,000 | 28/11/2022 | Semi-detached |
| 49 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW | £550,000 | 26/10/2022 | Semi-detached |
| 25 CORNWALL CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HA | £720,000 | 14/10/2022 | Semi-detached |
| [Same street] 13 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £595,000 | 26/09/2022 | Semi-detached |
| 11 LINCOLN CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HD | £570,000 | 21/07/2022 | Semi-detached |
| [Same street] 48 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £620,000 | 27/06/2022 | Semi-detached |
| [Same street] 32 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £465,000 | 26/05/2022 | Semi-detached |
| 61 HUBBARDS CHASE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3DD | £450,000 | 13/04/2022 | Semi-detached |
| 13 LINCOLN CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HD | £578,000 | 13/04/2022 | Semi-detached |
| 13 OXFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3ES | £453,000 | 31/03/2022 | Semi-detached |
| 33 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW | £445,000 | 18/03/2022 | Semi-detached |
| [Same street] 12 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £1,000 | 26/01/2022 | Other |
| 30 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EN | £425,000 | 03/12/2021 | Semi-detached |
| 2 RUTLAND APPROACH, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EP | £470,000 | 26/11/2021 | Semi-detached |
| 44 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EN | £445,000 | 17/09/2021 | Semi-detached |
| 39 ESSEX GARDENS, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EJ | £412,500 | 14/07/2021 | Semi-detached |
| [Same street] 1 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £510,000 | 25/06/2021 | Semi-detached |
| 15 SURREY DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EX | £405,000 | 25/06/2021 | Semi-detached |
| [Same street] 20 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £485,000 | 22/06/2021 | Semi-detached |
| 14 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EN | £390,000 | 14/06/2021 | Semi-detached |
| [Same street] 12 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB | £390,000 | 11/06/2021 | Semi-detached |
| 3 OXFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3ES | £455,000 | 09/06/2021 | Semi-detached |

**Street average:** £432,625 (8 sales)
**Area average:** £491,675 (20 sales)

## Price vs local average

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

- **Local average:** £542,303 (37 Semi-detached, RM11, 2024–2026)
- **Deviation:** -7.8%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,795/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Wych Elm Close, RM11 | £2,400/mo | 4 | 0.68 miles | OpenRent |

**Average rent: £2,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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:** 22.6%
- **10y growth:** 48.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 18.2%
- **10y growth (index):** 35.9%

## 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

180 m²

Council tax band

Last sold

£500,000 Mar 2025

Local average

£542,303 (-7.8%)

Deprivation

Decile 8 (24,036 of 33,755)

Street crime

47 incidents within 1 mile (Mar 2026)

Key features

Four bedrooms
Double Story Side Extension
Off Street Parking
Garden Summer House
Potential To Extend (STPP)
Secluded Mature Rear Garden

Additional details

Parking: Yes
Garden: Yes

Description

Guide Price: £500,000- £525,000

Located within easy access to the highly regarded Nelmes Primary is this well proportioned family home. The internal accommodation has been heavily extended and benefits for a rear and side extension.

Internally the property offers a large lounge, separate sitting room, larger kitchen/diner and the first floor offers three good size bedrooms, master with en-suite and family bathroom room. The loft is currently being used as a loft room.

Externally you have a lovely mature rear garden and the front provides parking for multiple vehicles.

Call to book your viewing.

Listed by

Hornchurch

Spicerhaart

Reference: 142533380

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

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	21/03/2025 (1 year ago)	£500,000	—

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
10 CORNWALL CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HA	£505,000	28/11/2025	Semi-detached
17 SURREY DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EX	£525,000	11/11/2025	Semi-detached
19 CORNWALL CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HA	£615,000	06/06/2025	Semi-detached
Same street 4 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£395,000	16/10/2023	Terraced
57 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW	£465,000	28/04/2023	Semi-detached
1 SUFFOLK WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3ET	£505,000	24/02/2023	Semi-detached
61 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW	£450,000	28/11/2022	Semi-detached
49 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW	£550,000	26/10/2022	Semi-detached
25 CORNWALL CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HA	£720,000	14/10/2022	Semi-detached
Same street 13 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£595,000	26/09/2022	Semi-detached
11 LINCOLN CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HD	£570,000	21/07/2022	Semi-detached
Same street 48 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£620,000	27/06/2022	Semi-detached
Same street 32 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£465,000	26/05/2022	Semi-detached
61 HUBBARDS CHASE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3DD	£450,000	13/04/2022	Semi-detached
13 LINCOLN CLOSE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HD	£578,000	13/04/2022	Semi-detached
13 OXFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3ES	£453,000	31/03/2022	Semi-detached
33 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EW	£445,000	18/03/2022	Semi-detached
Same street 12 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£1,000	26/01/2022	Other
30 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EN	£425,000	03/12/2021	Semi-detached
2 RUTLAND APPROACH, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EP	£470,000	26/11/2021	Semi-detached
44 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EN	£445,000	17/09/2021	Semi-detached
39 ESSEX GARDENS, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EJ	£412,500	14/07/2021	Semi-detached
Same street 1 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£510,000	25/06/2021	Semi-detached
15 SURREY DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EX	£405,000	25/06/2021	Semi-detached
Same street 20 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£485,000	22/06/2021	Semi-detached
14 RUTLAND DRIVE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3EN	£390,000	14/06/2021	Semi-detached
Same street 12 BERKSHIRE WAY, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3HB	£390,000	11/06/2021	Semi-detached
3 OXFORD AVENUE, HORNCHURCH, HAVERING, GREATER LONDON, RM11 3ES	£455,000	09/06/2021	Semi-detached

Street average: £432,625 (8 sales)

Area average: £491,675 (20 sales)

Capital growth trend

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

5y growth 22.6%

10y growth 48.2%

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

1y (index) 1.6%

5y (index) 18.2%

10y (index) 35.9%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Havering.

LHA (30th percentile) floor for Outer North East London: £1,795/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RM11 3HB

Nearby

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

Type	Name	Distance
Bus stop	Hubbards Close	0.2 miles
Shop	Unknown	0.2 miles
Bus stop	Essex Gardens	0.3 miles
Shop	Kwik Fit	1.0 miles
Train station	Harold Wood	1.1 miles
Train station	Emerson Park	1.2 miles
Hospital	Suttons Manor Hospital	6.2 miles
Hospital	Livingstone Community Hospitals	9.5 miles
University	Arden University Stratford Campus	11.1 miles
University	University of Portsmouth Walthamstow Campus	11.2 miles

Street-level crime

Category	Count
Violence and sexual offences	15
Anti-social behaviour	11
Vehicle crime	7
Burglary	3
Other theft	3
Shoplifting	2
Criminal damage and arson	1
Drugs	1
Other crime	1
Public order	1
Robbery	1
Theft from the person	1
Total incidents	47

Within 1 mile during Mar 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
Nelmes Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
The Campion School	Secondary	0.5 miles	Good — 18 Jun 2012
Harold Wood Primary School	Primary	0.5 miles	Good — 19 Mar 2019
Emerson Park Academy	Secondary	0.7 miles	Good — 21 Sep 2022
Redden Court School	Secondary	0.7 miles	Outstanding — 20 Nov 2022

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
4 Bed Detached House, Wych Elm Close, RM11	£2,400/mo	4	0.68 miles	OpenRent

Average rent: £2,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 5.8%

Cost-to-rent ratio 17.4×

Monthly cashflow £166/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.4%

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).