# 21 WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT

## Property details

- Slug: `2cd8550` (address key hash: `2cd85500aab9eeb37e9cfe8a1605eb0de3852c36`)
- Postcode: CT9 5DT
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 4
- Floor area: 226 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £640,000 Feb 2026
- Price per m²: £2,832/m²
- Local average: £464,833 (21 sales)
- Street crime: 217 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £640,000
- Date: 2026-02-12
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 25/11/2034
- **Current heating cost:** £2,313/year
- **Est. upgrade cost to C:** £7,675

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9634-1429-7409-0866-4222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-12 | £640,000 | Detached | +180.7% | £637,801 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-4a07-8922-e063-4804a8c094d0) |
| Sold | 2009-11-27 | £228,000 | Detached | +89.2% | £443,758 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/0cb5aec1-011e-4685-b4f5-80cec51189bc) |
| Sold | 2000-11-13 | £120,500 | Detached | — | £457,795 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/ce846d30-8a9b-4b5a-92fd-3bd8394f8997) |

*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 |
|---------|-------|------|------|
| 21 WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT | £640,000 | 12/02/2026 | Detached |
| 21 WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT | £228,000 | 27/11/2009 | Detached |
| 21 WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT | £120,500 | 13/11/2000 | Detached |

## Historic listings

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

- Matched listing: [160964978](http://87.117.209.195:8080/listings/496f524)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £640,000 |
| listed | 2025-04-22 | £650,000 |
| sold | 2009-01-01 | £228,000 |
| sold | 2000-01-01 | £120,500 |

## 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 ALL SAINTS AVENUE, MARGATE, THANET, KENT, CT9 5QW | £555,000 | 06/11/2025 | Detached |
| 18 WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DS | £1,125,000 | 14/12/2023 | Detached |
| 155 CANTERBURY ROAD, MARGATE, THANET, KENT, CT9 5BY | £435,000 | 08/12/2023 | Detached |
| YEW TREE HOUSE WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT | £730,000 | 01/09/2023 | Detached |
| BARN LODGE BARN CRESCENT, WESTBROOK, MARGATE, THANET, KENT, CT9 5HF | £575,000 | 01/08/2023 | Detached |
| CASITA WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT | £495,000 | 28/02/2023 | Detached |
| 8 ARGYLE GARDENS, MARGATE, THANET, KENT, CT9 5RL | £460,000 | 28/09/2022 | Detached |
| 22 WESTCLIFF GARDENS, MARGATE, THANET, KENT, CT9 5DT | £600,000 | 17/08/2022 | Detached |
| 60 WESTBROOK AVENUE, MARGATE, THANET, KENT, CT9 5HB | £620,000 | 19/07/2022 | Detached |
| 86 WESTBROOK AVENUE, MARGATE, THANET, KENT, CT9 5HE | £520,000 | 10/06/2022 | Detached |
| 33 WESTCLIFF ROAD, MARGATE, THANET, KENT, CT9 5DN | £465,000 | 31/05/2022 | Detached |
| 17 BARNES AVENUE, WESTBROOK, MARGATE, THANET, KENT, CT9 5EQ | £775,000 | 29/04/2022 | Detached |
| 16 WESTONVILLE AVENUE, WESTBROOK, MARGATE, THANET, KENT, CT9 5DY | £645,000 | 21/01/2022 | Detached |
| 123 WESTBROOK AVENUE, MARGATE, THANET, KENT, CT9 5HE | £705,000 | 20/01/2022 | Detached |
| 24 ALL SAINTS AVENUE, MARGATE, THANET, KENT, CT9 5QW | £515,000 | 28/09/2021 | Detached |
| 30A ROYAL ESPLANADE, WESTBROOK, MARGATE, THANET, KENT, CT9 5EG | £695,000 | 27/09/2021 | Detached |

**Area average:** £619,688 (16 sales)

## Capital growth trend

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

- **5y growth:** 15.9%
- **10y growth:** 33.1%

## House Price Index (HM Land Registry)

*Official index for Thanet; Detached series; as of March 2026.*

- **1y growth (index):** -3%
- **5y growth (index):** 6.1%
- **10y growth (index):** 44%

## Rental Range

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

- **Low:** £997/mo
- **Realistic:** £1,108/mo
- **Optimistic:** £1,219/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Westbrook Gardens, CT9 | £1,150/mo | 3 | 0.21 miles | OpenRent |
| 2 Bed Flat, Next To Margate Beach, CT9 | £1,400/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Charlotte Court, CT9 | £1,150/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Canterbury Road, CT9 | £1,150/mo | 2 | 0.4 miles | OpenRent |
| 1 Bed Flat, Royal Crescent, CT9 | £800/mo | 1 | 0.43 miles | OpenRent |
| 2 Bed Flat, Arlington House, CT9 | £1,200/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Beach Rise, CT8 | £1,025/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Beach Rise, CT8 | £1,095/mo | 2 | 0.66 miles | OpenRent |
| 3 Bed Semi-Detached House, Chester Road, CT8 | £1,550/mo | 3 | 0.78 miles | OpenRent |
| 2 Bed Flat, Adrian Square, CT8 | £895/mo | 2 | 0.84 miles | OpenRent |
| 1 Bed Flat, Panay Fashions Building, CT9 | £750/mo | 1 | 0.86 miles | OpenRent |
| 1 Bed Flat, Sea Road, CT8 | £900/mo | 1 | 0.86 miles | OpenRent |
| 1 Bed Flat, Sea Road, CT8 | £950/mo | 1 | 0.86 miles | OpenRent |
| 3 Bed Terraced House, Eaton Road, CT9 | £1,500/mo | 3 | 0.88 miles | OpenRent |
| 2 Bed Flat, Yacht Club Apartments, CT9 | £1,350/mo | 2 | 1.04 miles | OpenRent |
| 2 Bed Maisonette, Lausanne Terrace, CT9 | £1,400/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £1,142/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 2.2%
- **Cost-to-rent:** 46.4×
- **Monthly cashflow:** £-1,510/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.8%

*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).*

## 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 | 84 |
| Anti-social behaviour | 46 |
| Criminal damage and arson | 23 |
| Shoplifting | 18 |
| Other theft | 14 |
| Drugs | 11 |
| Public order | 10 |
| Burglary | 4 |
| Other crime | 2 |
| Possession of weapons | 2 |
| Vehicle crime | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **217** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Cherry Tree | Other | 0.3 miles | Outstanding — 16 Oct 2022 |
| Garlinge Primary School and Nursery | Primary | 0.4 miles | Good — 15 Jan 2024 |
| Hartsdown Academy | Secondary | 0.5 miles | Good — 30 Jan 2022 |
| St Gregory's Catholic Primary School, Margate | Primary | 1.0 miles | Good — 17 Oct 2019 |
| Salmestone Primary School | Primary | 1.0 miles | Good — 27 Feb 2019 |