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

## Property details

- Slug: `c20b3b9` (address key hash: `c20b3b98ce0ce2422f3353ffeb0e61287dff8a6f`)
- Postcode: CM21 9LN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Last sold: £190,000 Dec 2004
- Local average: £712,200 (10 sales)
- Street crime: 53 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £190,000
- Date: 2004-12-20
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2004-12-20 | £190,000 | Detached | — | £390,624 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/69174a25-c3aa-44fc-b43f-9e7b14cdecb5) |

*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 |
|---------|-------|------|------|
| 25 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £190,000 | 20/12/2004 | 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 |
|---------|-------|------|------|
| 127 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LQ | £622,500 | 21/11/2025 | Detached |
| 40 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LG | £480,000 | 31/01/2025 | Detached |
| 124 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LH | £745,000 | 30/11/2022 | Detached |
| 98 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LH | £590,000 | 27/07/2022 | Detached |
| FIELD VIEW HOUSE SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LG | £810,000 | 18/02/2022 | Detached |

**Area average:** £649,500 (5 sales)

## Capital growth trend

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

- **5y growth:** 14.7%
- **10y growth:** 4.6%

## House Price Index (HM Land Registry)

*Official index for Epping Forest; Detached series; as of April 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 9.6%
- **10y growth (index):** 16.2%

## 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:** 0.68% (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:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £397/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.6%

*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 |