# 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 |

**Street average:** £438,714 (7 sales)
**Area average:** £499,361 (18 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:** 26.3%

## 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)