# 5 bedroom semi-detached house for sale (RM14 3XD) ## Property Details | Key | Value | |-----|-------| | Address | 49 CRANSTON PARK AVENUE, UPMINSTER, GREATER LONDON RM14 3XD | | Price | £950,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | F | | Floor area | 164 m² | | Last sold | £1,000,000 Oct 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 15/02/2027 - **Current heating cost:** £920/year - **Est. upgrade cost to C:** £18,100 ### Recommendations - Q (£4,000 - £14,000) - I (£2,200 - £3,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8903-7422-5470-5056-1992) ## Description This stunning family home has been meticulously decorated by the current owners and is situated in a sought-after area known for its reputable schools. Upon entering, you'll step into a spacious hallway adorned with hardwood flooring. The main reception room is located at the front of the house and features a bay window that fills the space with natural light. Adding to its charm, this room includes an electric fireplace, making it a cosy focal point, particularly during the colder months. Towards the back of the house, you'll find an impressive open-plan kitchen equipped with underfloor heating. Adjacent to the kitchen is a utility room with integral access to the garage. The generously sized dining room, also connected to the kitchen, offers ample space for dining furniture and even a sofa, making it versatile as both a dining area and a potential playroom. A downstairs WC is also situated on the ground floor. To the first floor, you'll find five bedrooms, four of which are doubles, with the smallest currently serving as a study. The main bedroom features an en-suite bathroom, while a second family bathroom serves the remaining bedrooms. Conveniently, there's a staircase leading up to the loft room, ensuring easy access, along with Velux windows that provide additional natural light. Externally, the rear garden features a seating area perfect for al fresco dining, with the rest of the space laid to lawn. At the front of the property, there is off-street parking available for three vehicles. EPC: C. Council Tax Band: F ## Property Photos - ![Picture No. 04](/listings/photos/86817105/1342394) - Picture No. 04 - ![Picture No. 34](/listings/photos/86817105/1342395) - Picture No. 34 - ![Picture No. 23](/listings/photos/86817105/1342396) - Picture No. 23 - ![Picture No. 27](/listings/photos/86817105/1342397) - Picture No. 27 - ![Picture No. 19](/listings/photos/86817105/1342398) - Picture No. 19 - ![Picture No. 14](/listings/photos/86817105/1342399) - Picture No. 14 - ![Picture No. 09](/listings/photos/86817105/1342400) - Picture No. 09 - ![Picture No. 31](/listings/photos/86817105/1342401) - Picture No. 31 - ![Picture No. 13](/listings/photos/86817105/1342402) - Picture No. 13 - ![Picture No. 05](/listings/photos/86817105/1342403) - Picture No. 05 - ![Picture No. 22](/listings/photos/86817105/1342404) - Picture No. 22 - ![Picture No. 24](/listings/photos/86817105/1342405) - Picture No. 24 - ![Picture No. 10](/listings/photos/86817105/1342406) - Picture No. 10 - ![Picture No. 11](/listings/photos/86817105/1342407) - Picture No. 11 - ![Picture No. 12](/listings/photos/86817105/1342408) - Picture No. 12 - ![Picture No. 15](/listings/photos/86817105/1342409) - Picture No. 15 - ![Picture No. 16](/listings/photos/86817105/1342410) - Picture No. 16 - ![Picture No. 17](/listings/photos/86817105/1342411) - Picture No. 17 - ![Picture No. 18](/listings/photos/86817105/1342412) - Picture No. 18 - ![Picture No. 20](/listings/photos/86817105/1342413) - Picture No. 20 - ![Picture No. 26](/listings/photos/86817105/1342414) - Picture No. 26 - ![Picture No. 28](/listings/photos/86817105/1342415) - Picture No. 28 - ![Picture No. 29](/listings/photos/86817105/1342416) - Picture No. 29 - ![Picture No. 30](/listings/photos/86817105/1342417) - Picture No. 30 - ![Picture No. 06](/listings/photos/86817105/1342418) - Picture No. 06 - ![Picture No. 08](/listings/photos/86817105/1342419) - Picture No. 08 ## Floorplans - ![Floorplan](/listings/photos/86817105/1342420) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/86817105/1342421) - EPC Rating Graph ## FENSA Certificates This property has 4 FENSA certificate(s) on record. ### FENSA Certificate #5104191 - **Address:** 49 Cranston Park Avenue, Upminster, RM14 3XD - **Certificate Issued:** 29/10/2007 - **Work Completed:** 14/09/2007 - **Items:** 3 window(s) ### FENSA Certificate #911948 - **Address:** 49 Cranston Park Avenue, Upminster, RM14 3XD - **Certificate Issued:** 08/08/2003 - **Work Completed:** 16/07/2003 - **Items:** 4 window(s), 1 door(s) ### FENSA Certificate #14564794 - **Address:** 49 Cranston Park Avenue, UPMINSTER, RM14 3XD - **Certificate Issued:** 02/05/2021 - **Work Completed:** 02/04/2021 - **Items:** 1 door(s) ### FENSA Certificate #16190615 - **Address:** 49 Cranston Park Avenue, UPMINSTER, RM14 3XD - **Certificate Issued:** 03/03/2024 - **Work Completed:** 13/02/2024 - **Items:** 7 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 49 CRANSTON PARK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XD | £1,000,000 | 10/10/2024 | Semi-detached | | 49 CRANSTON PARK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XD | £730,000 | 05/05/2017 | 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 | |---------|-------|------|------| | 1 MEADOWSIDE ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 3YT | £610,000 | 19/12/2025 | Semi-detached | | 50 FAIRFIELD AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3AY | £835,000 | 10/12/2025 | Semi-detached | | 31 PARK DRIVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3AL | £805,000 | 20/11/2025 | Semi-detached | | 3 CONISTON AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XR | £975,000 | 24/07/2025 | Semi-detached | | 110 CRANSTON PARK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XH | £594,000 | 01/07/2025 | Semi-detached | | 6 FOXHALL ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 2DD | £678,000 | 26/05/2023 | Semi-detached | | 23 ROXBURGH AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3BA | £660,000 | 16/12/2022 | Semi-detached | | 8 CRANSTON PARK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3UJ | £775,000 | 08/12/2022 | Semi-detached | | 19 MEADOWSIDE ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 3YT | £715,000 | 10/11/2022 | Semi-detached | | 73 PARK DRIVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3AS | £804,500 | 28/09/2022 | Semi-detached | | 23 MELSTOCK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3UR | £735,000 | 23/09/2022 | Semi-detached | | 112 CRANSTON PARK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XH | £590,000 | 19/08/2022 | Semi-detached | | 64 PARK DRIVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3AR | £820,000 | 08/07/2022 | Semi-detached | | 37 BRACKENDALE GARDENS, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XA | £283,000 | 17/06/2022 | Semi-detached | | 26 PARK DRIVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3AL | £835,000 | 16/06/2022 | Semi-detached | | 90 CRANSTON PARK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3XH | £680,000 | 09/05/2022 | Semi-detached | | 18 FOXHALL ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 2DD | £585,000 | 07/04/2022 | Semi-detached | | 10 MEADOWSIDE ROAD, UPMINSTER, HAVERING, GREATER LONDON, RM14 3YT | £750,500 | 08/03/2022 | Semi-detached | | 41 PARK DRIVE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3AL | £835,000 | 27/01/2022 | Semi-detached | | 28 MELSTOCK AVENUE, UPMINSTER, HAVERING, GREATER LONDON, RM14 3UL | £660,000 | 14/01/2022 | Semi-detached | **Area average:** £711,250 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £627,583 (48 Semi-detached, RM14, 2024–2026) - **Deviation:** +51.4% ## 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):** £1,371/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 | |------|------|------|------|------| | 5 Bed Semi-Detached House, Stewart Avenue, RM14 | £4,250/mo | 5 | 0.53 miles | OpenRent | | 5 Bed Terraced House, Dunster Crescent Road, RM11 | £2,700/mo | 5 | 0.98 miles | OpenRent | **Average rent: £3,475/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.37% (weak for cashflow) - **Max investor price (0.8%):** £434,375 - **Target investor price (1%):** £347,500 *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 £3,475/mo).* - **Gross yield:** 4.4% - **Cost-to-rent:** 22.8× - **Monthly cashflow:** £-639/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.8% *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:** £5,793/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 12.8% - **10y growth:** 18.7% ## 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)