# 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 |

**Area average:** £436,835 (15 sales)

## Capital growth trend

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

- **5y growth:** 1.6%
- **10y growth:** 13.6%

## 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)