Semi-Detached

42 ASH GROVES

SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN

£427,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CM21 9LN

Nearby

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

Type	Name	Distance
Bus stop	Four Acres	0.1 miles
Train station	Sawbridgeworth	0.3 miles
Shop	Full of Beans Whole Food Store	0.4 miles
Hospital	Jacob's Neuro Centre	1.0 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

66 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£427,000 Mar 2026

Price per m²

£6,470/m²

Local average

£473,167 (12 sales)

Street crime

52 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 27/06/2025

Expiry date: 26/06/2035

Current heating cost: £579/year

Potential heating cost: £530/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/03/2026	£427,000	Semi-detached	—	£441,072 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£427,000
listed	25/06/2025	£425,000
sold	01/01/1997	£71,750

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
15 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL	£490,000	20/07/2023	Semi-detached
60 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LG	£535,000	16/12/2022	Semi-detached
28 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL	£505,000	02/12/2022	Semi-detached
6 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL	£470,500	03/10/2022	Semi-detached
16 THE FOUR ACRES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LJ	£380,000	30/09/2022	Semi-detached
2 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN	£520,000	19/08/2022	Semi-detached
13 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN	£555,000	06/06/2022	Semi-detached
12 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL	£500,000	13/12/2021	Semi-detached
3 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN	£500,000	12/11/2021	Semi-detached
101 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LQ	£560,000	24/09/2021	Semi-detached
39 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN	£425,000	17/09/2021	Semi-detached

Area average: £494,591 (11 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

10y growth 11.9%

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

1y (index) 7.2%

5y (index) 13.6%

10y (index) 24.1%

Rental Range

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

Low £1,659/mo

Realistic £1,843/mo

Optimistic £2,027/mo

Based on Local Authority from postcode lookup → Epping Forest.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Sheering Lower Road, CM21	£1,600/mo	3	0.06 miles	OpenRent
3 Bed Semi-Detached House, Sheering Mill Lane, CM21	£1,700/mo	3	0.14 miles	OpenRent

Average rent: £1,650/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £206,250

Target investor price (1%) £165,000

Gross yield 4.6%

Cost-to-rent ratio 21.6×

Monthly cashflow £-222/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.1%

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~214 m² (0.05 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	18
Anti-social behaviour	11
Vehicle crime	8
Shoplifting	4
Other crime	3
Bicycle theft	2
Other theft	2
Burglary	1
Criminal damage and arson	1
Possession of weapons	1
Public order	1
Total incidents	52

Within 1 mile during Jun 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
Fawbert and Barnard Infants' School	Primary	0.5 miles	Outstanding — 1 May 2024
Reedings Junior School	Primary	0.6 miles	Good — 25 Jun 2014
Mandeville Primary School	Primary	0.8 miles	Good — 27 Apr 2023
Leventhorpe	Secondary	0.9 miles	Good — 13 May 2024
Sheering Church of England Voluntary Controlled Primary School	Primary	1.1 miles	Requires improvement — 26 Apr 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 42 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN

## Property details

- Slug: `2b685a1` (address key hash: `2b685a17cc19e6b5093cfd64a85503b4170e50b4`)
- Postcode: CM21 9LN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 66 m²
- EPC rating: C
- Year built: England and Wales: 1976-1982
- Last sold: £427,000 Mar 2026
- Price per m²: £6,470/m²
- Local average: £473,167 (12 sales)
- Street crime: 52 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £427,000
- Date: 2026-03-26
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 26/06/2035
- **Current heating cost:** £579/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2137-3052-1206-3495-1200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-26 | £427,000 | Semi-detached | — | £441,072 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-2178-8922-e063-4804a8c094d0) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £427,000 | 26/03/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [163777673](http://87.117.209.195:8080/listings/5d17fef)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £427,000 |
| listed | 2025-06-25 | £425,000 |
| sold | 1997-01-01 | £71,750 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £490,000 | 20/07/2023 | Semi-detached |
| 60 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LG | £535,000 | 16/12/2022 | Semi-detached |
| 28 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £505,000 | 02/12/2022 | Semi-detached |
| 6 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £470,500 | 03/10/2022 | Semi-detached |
| 16 THE FOUR ACRES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LJ | £380,000 | 30/09/2022 | Semi-detached |
| 2 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £520,000 | 19/08/2022 | Semi-detached |
| 13 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £555,000 | 06/06/2022 | Semi-detached |
| 12 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £500,000 | 13/12/2021 | Semi-detached |
| 3 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £500,000 | 12/11/2021 | Semi-detached |
| 101 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LQ | £560,000 | 24/09/2021 | Semi-detached |
| 39 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £425,000 | 17/09/2021 | Semi-detached |

**Area average:** £494,591 (11 sales)

## Capital growth trend

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

- **10y growth:** 11.9%

## House Price Index (HM Land Registry)

*Official index for Epping Forest; Semi-detached series; as of May 2026.*

- **1y growth (index):** 7.2%
- **5y growth (index):** 13.6%
- **10y growth (index):** 24.1%

## Rental Range

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

- **Low:** £1,659/mo
- **Realistic:** £1,843/mo
- **Optimistic:** £2,027/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Sheering Lower Road, CM21 | £1,600/mo | 3 | 0.06 miles | OpenRent |
| 3 Bed Semi-Detached House, Sheering Mill Lane, CM21 | £1,700/mo | 3 | 0.14 miles | OpenRent |

**Average rent: £1,650/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 18 |
| Anti-social behaviour | 11 |
| Vehicle crime | 8 |
| Shoplifting | 4 |
| Other crime | 3 |
| Bicycle theft | 2 |
| Other theft | 2 |
| Burglary | 1 |
| Criminal damage and arson | 1 |
| Possession of weapons | 1 |
| Public order | 1 |
| **Total incidents** | **52** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Fawbert and Barnard Infants' School | Primary | 0.5 miles | Outstanding — 1 May 2024 |
| Reedings Junior School | Primary | 0.6 miles | Good — 25 Jun 2014 |
| Mandeville Primary School | Primary | 0.8 miles | Good — 27 Apr 2023 |
| Leventhorpe | Secondary | 0.9 miles | Good — 13 May 2024 |
| Sheering Church of England Voluntary Controlled Primary School | Primary | 1.1 miles | Requires improvement — 26 Apr 2023 |