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

## Property details

- Slug: `992d7b4` (address key hash: `992d7b450814df645774b3cfd04093a79214a5cc`)
- Postcode: CM21 9LN
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 129 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £520,000 Feb 2021
- Price per m²: £4,031/m²
- Local average: £473,167 (12 sales)
- Street crime: 53 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £520,000
- Date: 2021-02-15
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/04/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £665/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0446-2842-7547-9226-7035)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2021-02-15 | £520,000 | Semi-detached | +21.6% | £568,804 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c18f412a-c7de-81a6-e053-6b04a8c0ad18) |
| Sold | 2016-06-16 | £427,500 | Semi-detached | +260.8% | £517,973 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/39140479-984d-3206-e050-a8c063057647) |
| Sold | 1999-11-05 | £118,500 | Semi-detached | — | £495,776 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0bf9de99-c69c-4fdd-85b2-e45d37fa34c7) |

*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 |
|---------|-------|------|------|
| 24 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £520,000 | 15/02/2021 | Semi-detached |
| 24 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £427,500 | 16/06/2016 | Semi-detached |
| 24 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £118,500 | 05/11/1999 | 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 |
|---------|-------|------|------|
| 42 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £427,000 | 26/03/2026 | Semi-detached |
| 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:** £488,958 (12 sales)

## Capital growth trend

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

- **5y growth:** 8.7%
- **10y growth:** 8.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 11%
- **10y growth (index):** 20.3%

## Rental Range

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

- **Low:** £1,658/mo
- **Realistic:** £1,842/mo
- **Optimistic:** £2,026/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (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 |
|------|------|------|------|------|
| Studio Flat, The Maltings, CM21 | £850/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, River Court, CM21 | £1,100/mo | 1 | 0.29 miles | OpenRent |
| 2 Bed Penthouse, Station Road, CM21 | £1,350/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Flat, London Road, CM21 | £1,550/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Flat, London Road, CM21 | £1,300/mo | 2 | 0.6 miles | OpenRent |

**Average rent: £1,230/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.3×
- **Monthly cashflow:** £-903/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.2%

*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 | 13 |
| Vehicle crime | 8 |
| Burglary | 6 |
| Criminal damage and arson | 2 |
| Other theft | 2 |
| Drugs | 1 |
| Other crime | 1 |
| Public order | 1 |
| Shoplifting | 1 |
| **Total incidents** | **53** |

*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 |
|------|------|----------|--------|
| 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 Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #11254307
- **Address:** 24 Ash Groves, SAWBRIDGEWORTH, CM21 9LN
- **Certificate Issued:** 19/10/2015
- **Work Completed:** 29/09/2015
- **Items:** 5 window(s)

### FENSA Certificate #5009435
- **Address:** 24 Ash Groves, SAWBRIDGEWORTH, CM21 9LN
- **Certificate Issued:** 03/09/2007
- **Work Completed:** 23/03/2007
- **Items:** 3 window(s), 2 door(s)