Terraced 2 sales on record

21 GROVE ROAD

THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN

£465,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CR7 6HN

Nearby

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

Type	Name	Distance
Bus stop	Langdale Road	0.1 miles
Shop	Greggs	0.2 miles
Hospital	Sexual Health Clinic	0.4 miles
Train station	Thornton Heath	0.7 miles
University	Horton Halls Reception	3.8 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

108 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£465,000 Apr 2026

Price per m²

£4,306/m²

Local average

£426,046 (72 sales)

Street crime

849 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 17/10/2025

Expiry date: 16/10/2035

Current heating cost: £1,136/year

Potential heating cost: £740/year

Est. upgrade cost to C: £25,985

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
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	09/04/2026	£465,000	Terraced	+86%	£465,000 to April 2026	View transaction
Sold	10/08/2012	£249,950	Terraced	—	£470,465 to April 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	£465,000
listed	22/09/2025	£450,000
sold	01/01/2012	£249,950

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
37 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU	£400,000	26/03/2025	Terraced
52 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£476,000	19/04/2023	Terraced
4 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH	£470,000	31/03/2023	Terraced
876 LONDON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7PB	£150,000	28/02/2023	Terraced
8 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP	£506,250	21/12/2022	Terraced
9 DOVERCOURT AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LJ	£500,000	11/11/2022	Terraced
68 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£490,000	15/09/2022	Terraced
54 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£470,000	26/08/2022	Terraced
21 ASHLEY ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HW	£458,000	07/03/2022	Terraced
9 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP	£252,270	22/12/2021	Terraced
36 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH	£460,000	14/12/2021	Terraced
82 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HE	£460,000	02/12/2021	Terraced
22 GOLDWELL ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HS	£450,000	26/10/2021	Terraced
4 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LH	£490,000	06/10/2021	Terraced
19 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU	£520,000	30/09/2021	Terraced
45 DOVERCOURT AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LJ	£358,000	21/07/2021	Terraced

Area average: £431,908 (16 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).

5y growth 1.2%

10y growth 16.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Terraced. As of April 2026.

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/mo

Based on Local Authority from postcode lookup → Croydon.

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

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
3 Bed Flat, Heathview Road, CR7	£2,095/mo	3	0.15 miles	OpenRent
3 Bed Terraced House, Stratford Road, CR7	£2,000/mo	3	0.3 miles	OpenRent

Average rent: £2,048/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £256,000

Target investor price (1%) £204,800

Gross yield 5.3%

Cost-to-rent ratio 18.9×

Monthly cashflow £-13/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.1%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	295
Anti-social behaviour	191
Vehicle crime	91
Other theft	52
Public order	52
Shoplifting	52
Drugs	43
Robbery	26
Theft from the person	14
Burglary	12
Other crime	8
Possession of weapons	5
Bicycle theft	4
Criminal damage and arson	4
Total incidents	849

Within 1 mile during May 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
Paxton Academy Sports And Science	Primary	0.2 miles	Good — 26 Jan 2023
Winterbourne Junior Girls' School	Primary	0.2 miles	Good — 15 Sep 2024
Winterbourne Nursery and Infants' School	Primary	0.2 miles	Good — 12 Oct 2023
Winterbourne Boys' Academy	Primary	0.2 miles	Good — 30 Mar 2017
Gonville Academy	Primary	0.3 miles	Good — 17 Jul 2012

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
06/06/2005	25/11/2003	3	1

# 21 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN

## Property details

- Slug: `ab1ca37` (address key hash: `ab1ca3770505811b18f72e44965fa65fb35a8e75`)
- Postcode: CR7 6HN
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 108 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £465,000 Apr 2026
- Price per m²: £4,306/m²
- Local average: £426,046 (72 sales)
- Street crime: 849 incidents within 1 mile (May 2026)

## Latest sale

- Price: £465,000
- Date: 2026-04-09
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/10/2035
- **Current heating cost:** £1,136/year
- **Est. upgrade cost to C:** £25,985

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2923-0500-2795-1511)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-09 | £465,000 | Terraced | +86% | £465,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-6bdc-b8d0-e063-4704a8c08d98) |
| Sold | 2012-08-10 | £249,950 | Terraced | — | £470,465 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/cec5f9d8-8e1b-4453-8d8d-38781bc2c8e3) |

*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 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £465,000 | 09/04/2026 | Terraced |
| 21 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £249,950 | 10/08/2012 | Terraced |

## Historic listings

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

- Matched listing: [167273048](http://87.117.209.195:8080/listings/b3f5c87)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £465,000 |
| listed | 2025-09-22 | £450,000 |
| sold | 2012-01-01 | £249,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU | £400,000 | 26/03/2025 | Terraced |
| 52 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £476,000 | 19/04/2023 | Terraced |
| 4 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH | £470,000 | 31/03/2023 | Terraced |
| 876 LONDON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7PB | £150,000 | 28/02/2023 | Terraced |
| 8 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP | £506,250 | 21/12/2022 | Terraced |
| 9 DOVERCOURT AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LJ | £500,000 | 11/11/2022 | Terraced |
| 68 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £490,000 | 15/09/2022 | Terraced |
| 54 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £470,000 | 26/08/2022 | Terraced |
| 21 ASHLEY ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HW | £458,000 | 07/03/2022 | Terraced |
| 9 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP | £252,270 | 22/12/2021 | Terraced |
| 36 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH | £460,000 | 14/12/2021 | Terraced |
| 82 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HE | £460,000 | 02/12/2021 | Terraced |
| 22 GOLDWELL ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HS | £450,000 | 26/10/2021 | Terraced |
| 4 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LH | £490,000 | 06/10/2021 | Terraced |
| 19 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU | £520,000 | 30/09/2021 | Terraced |
| 45 DOVERCOURT AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LJ | £358,000 | 21/07/2021 | Terraced |

**Area average:** £431,908 (16 sales)

## Capital growth trend

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

- **5y growth:** 1.2%
- **10y growth:** 16.6%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## Rental Range

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

- **Low:** £1,415/mo
- **Realistic:** £1,572/mo
- **Optimistic:** £1,729/mo

## LHA (Local Housing Allowance)

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

## 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 |
|------|------|------|------|------|
| 3 Bed Flat, Heathview Road, CR7 | £2,095/mo | 3 | 0.15 miles | OpenRent |
| 3 Bed Terraced House, Stratford Road, CR7 | £2,000/mo | 3 | 0.3 miles | OpenRent |

**Average rent: £2,048/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £256,000
- **Target investor price (1%):** £204,800

*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 £2,048/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.9×
- **Monthly cashflow:** £-13/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.1%

*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:** Job (default Low)

[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 | 295 |
| Anti-social behaviour | 191 |
| Vehicle crime | 91 |
| Other theft | 52 |
| Public order | 52 |
| Shoplifting | 52 |
| Drugs | 43 |
| Robbery | 26 |
| Theft from the person | 14 |
| Burglary | 12 |
| Other crime | 8 |
| Possession of weapons | 5 |
| Bicycle theft | 4 |
| Criminal damage and arson | 4 |
| **Total incidents** | **849** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Paxton Academy Sports And Science | Primary | 0.2 miles | Good — 26 Jan 2023 |
| Winterbourne Junior Girls' School | Primary | 0.2 miles | Good — 15 Sep 2024 |
| Winterbourne Nursery and Infants' School | Primary | 0.2 miles | Good — 12 Oct 2023 |
| Winterbourne Boys' Academy | Primary | 0.2 miles | Good — 30 Mar 2017 |
| Gonville Academy | Primary | 0.3 miles | Good — 17 Jul 2012 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2762696
- **Address:** 21 Grove Road, THORNTON HEATH, CR7 6HN
- **Certificate Issued:** 06/06/2005
- **Work Completed:** 25/11/2003
- **Items:** 3 window(s), 1 door(s)