# READ COURT FLAT 3 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE

## Property details

- Slug: `60b208d` (address key hash: `60b208dff783021fb41d80007ddb598fb6e6cf52`)
- Postcode: CT8 8BE
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Last sold: £105,000 Jan 2026
- Local average: £203,388 (13 sales)
- Street crime: 106 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £105,000
- Date: 2026-01-26
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £105,000 | Flat | +16.7% | £104,369 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-093c-591c-e063-4704a8c00c31) |
| Sold | 2017-10-27 | £89,995 | Flat | +109.3% | £96,532 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/5f54b81d-42b3-2b45-e053-6b04a8c01fb0) |
| Sold | 2011-10-31 | £43,000 | Flat | — | £71,122 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/a682c9e3-67e9-47ba-9e7a-618a3ef36171) |

*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 |
|---------|-------|------|------|
| READ COURT FLAT 3 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £105,000 | 26/01/2026 | Flat |
| READ COURT FLAT 3 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £89,995 | 27/10/2017 | Flat |
| READ COURT FLAT 3 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £43,000 | 31/10/2011 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 FLAT 1 ADRIAN SQUARE, WESTGATE-ON-SEA, THANET, KENT, CT8 8SU | £170,000 | 18/12/2025 | Flat |
| 30 FLAT 2 WESTBURY ROAD, WESTGATE-ON-SEA, THANET, KENT, CT8 8QX | £135,000 | 19/09/2025 | Flat |
| 4 FLAT 1 ETHELBERT TERRACE, WESTGATE-ON-SEA, THANET, KENT, CT8 8ST | £180,000 | 24/11/2023 | Flat |
| 2 BELMONT ROAD, WESTGATE-ON-SEA, THANET, KENT, CT8 8AX | £245,000 | 23/11/2023 | Flat |
| 1 FLAT 1 ADRIAN SQUARE, WESTGATE-ON-SEA, THANET, KENT, CT8 8SU | £215,000 | 21/09/2023 | Flat |
| 2 FLAT 1 ADRIAN SQUARE, WESTGATE-ON-SEA, THANET, KENT, CT8 8SU | £144,000 | 01/09/2023 | Flat |
| 13 ESSEX ROAD, WESTGATE-ON-SEA, THANET, KENT, CT8 8AP | £153,000 | 16/08/2023 | Flat |
| READ COURT FLAT 19 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £165,000 | 21/07/2023 | Flat |
| READ COURT FLAT 4 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £90,000 | 19/05/2023 | Flat |
| PILAR COURT, 28 FLAT 6 ROXBURGH ROAD, WESTGATE-ON-SEA, THANET, KENT, CT8 8RX | £164,000 | 19/04/2023 | Flat |
| 11 FLAT 3 WESTGATE BAY AVENUE, WESTGATE-ON-SEA, THANET, KENT, CT8 8AH | £152,000 | 02/03/2023 | Flat |
| 15 FLAT 5 ADRIAN SQUARE, WESTGATE-ON-SEA, THANET, KENT, CT8 8SU | £157,000 | 06/01/2023 | Flat |
| READ COURT FLAT 21 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £79,000 | 16/12/2022 | Flat |
| 25 FLAT 1 WESTGATE BAY AVENUE, WESTGATE-ON-SEA, THANET, KENT, CT8 8AH | £118,000 | 08/12/2022 | Flat |
| 13 FLAT 4 ADRIAN SQUARE, WESTGATE-ON-SEA, THANET, KENT, CT8 8SU | £195,000 | 28/11/2022 | Flat |
| THE CEDARS, 11 FLAT 6 HAROLD AVENUE, WESTGATE-ON-SEA, THANET, KENT, CT8 8QU | £173,500 | 28/11/2022 | Flat |
| 1 FLAT 3 ADRIAN SQUARE, WESTGATE-ON-SEA, THANET, KENT, CT8 8SU | £240,000 | 25/11/2022 | Flat |
| READ COURT FLAT 9 THE GROVE, WESTGATE-ON-SEA, THANET, KENT, CT8 8BE | £66,000 | 21/10/2022 | Flat |
| 18 FLAT 1 ROXBURGH ROAD, WESTGATE-ON-SEA, THANET, KENT, CT8 8RX | £526,000 | 19/10/2022 | Flat |
| 20 - 21 FLAT 6 ROXBURGH ROAD, WESTGATE-ON-SEA, THANET, KENT, CT8 8RX | £100,000 | 14/10/2022 | Flat |

**Area average:** £173,375 (20 sales)

## Capital growth trend

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

- **5y growth:** 8.2%
- **10y growth:** 67.4%

## House Price Index (HM Land Registry)

*Official index for Thanet; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -7.9%
- **5y growth (index):** -4.2%
- **10y growth (index):** 27.8%

## 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 from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Wellis Gardens, CT9 | £1,875/mo | 4 | 1.07 miles | OpenRent |
| 2 Bed Flat, Canterbury Road, CT9 | £1,400/mo | 2 | 1.17 miles | OpenRent |

**Average rent: £1,638/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.56% (strong)
- **Max investor price (0.8%):** £204,750
- **Target investor price (1%):** £163,800

*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 £1,638/mo).*

- **Gross yield:** 18.7%
- **Cost-to-rent:** 5.3×
- **Monthly cashflow:** £1,036/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 40.8%

*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 | 33 |
| Criminal damage and arson | 17 |
| Anti-social behaviour | 16 |
| Other theft | 13 |
| Shoplifting | 8 |
| Public order | 6 |
| Drugs | 4 |
| Other crime | 3 |
| Burglary | 2 |
| Possession of weapons | 2 |
| Vehicle crime | 2 |
| **Total incidents** | **106** |

*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 |
|------|------|----------|--------|
| St Saviour's Church of England Junior School | Primary | 0.4 miles | Good — 1 Apr 2014 |
| St Crispin's Community Primary Infant School | Primary | 0.4 miles | Good — 15 Jun 2011 |
| Ursuline College | Secondary | 0.7 miles | Good — 12 Jan 2023 |
| Garlinge Primary School and Nursery | Primary | 0.8 miles | Good — 15 Jan 2024 |
| King Ethelbert School | Secondary | 0.9 miles | Good — 7 Jul 2024 |