# 18 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HY

## Property details

- Slug: `d3faac5` (address key hash: `d3faac549284af4a858512dcd03a6178629512bc`)
- Postcode: TW1 4HY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 120 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £986,500 Jul 2026
- Price per m²: £8,221/m²
- Local average: £1,013,790 (31 sales)
- Street crime: 191 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £986,500
- Date: 2026-07-17
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 07/10/2028
- **Current heating cost:** £896/year

### Recommendations
- A (350)
- Q (14,000)
- W1 (1,200)
- E (115)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9649-2828-6505-9608-2345)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-17 | £986,500 | Terraced | +181.9% | £986,500 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e9-0776-29c7-e063-4804a8c015bc) |
| Sold | 2000-03-28 | £350,000 | Terraced | — | £1,389,552 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/28b85aeb-6e57-45bf-a7ab-c0a1d941fbc9) |

*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 |
|---------|-------|------|------|
| 18 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HY | £986,500 | 17/07/2026 | Terraced |
| 18 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HY | £350,000 | 28/03/2000 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 LAUREL AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HZ | £1,090,000 | 06/01/2026 | Terraced |
| 39 LAUREL AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HZ | £1,171,000 | 18/12/2025 | Terraced |
| 7 CLIFDEN ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4LU | £1,265,000 | 18/12/2025 | Terraced |
| 61 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HX | £260,484 | 28/11/2025 | Terraced |
| 28 LAUREL AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4JA | £1,150,000 | 03/09/2025 | Terraced |
| 110 HEATH ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4BW | £625,000 | 11/08/2025 | Terraced |
| 41 LION ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4JF | £645,000 | 18/12/2023 | Terraced |
| 24 EDWIN ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW2 6SL | £685,000 | 17/11/2023 | Terraced |
| 6 TUDOR GARDENS, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4LE | £613,000 | 27/10/2023 | Terraced |
| 56 HAMILTON ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW2 6SN | £610,500 | 21/07/2023 | Terraced |
| 24A EDWIN ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW2 6SL | £530,000 | 10/07/2023 | Terraced |
| 15 CLIFDEN ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4LU | £1,030,000 | 14/06/2023 | Terraced |
| 54 LAUREL AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4JA | £990,000 | 26/05/2023 | Terraced |
| 37 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HX | £1,180,000 | 04/05/2023 | Terraced |
| 5 ALBERT ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HU | £419,914 | 27/03/2023 | Terraced |
| 6 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HY | £1,025,000 | 24/03/2023 | Terraced |
| 39 ALBERT ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HU | £800,000 | 21/12/2022 | Terraced |
| 32 MARSH FARM ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW2 6SH | £635,000 | 13/10/2022 | Terraced |
| 16 LION ROAD, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4JF | £912,250 | 13/10/2022 | Terraced |
| 46 GROVE AVENUE, TWICKENHAM, RICHMOND UPON THAMES, GREATER LONDON, TW1 4HY | £1,245,000 | 26/09/2022 | Terraced |

**Area average:** £844,107 (20 sales)

## Capital growth trend

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

- **5y growth:** -2.5%
- **10y growth:** 22.8%

## House Price Index (HM Land Registry)

*Official index for Richmond upon Thames; Terraced series; as of July 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 10.9%
- **10y growth (index):** 17.4%

## Rental Range

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

- **Low:** £2,100/mo
- **Realistic:** £2,333/mo
- **Optimistic:** £2,566/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South West London (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 |
|------|------|------|------|------|
| 1 Bed Flat, Milton Court, TW2 | £1,475/mo | 1 | 0.58 miles | OpenRent |
| Studio Flat, Strawberry Vale, TW1 | £2,000/mo | 1 | 0.83 miles | OpenRent |

**Average rent: £1,738/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £217,250
- **Target investor price (1%):** £173,800

*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 £1,738/mo).*

- **Gross yield:** 2.1%
- **Cost-to-rent:** 47.3×
- **Monthly cashflow:** £-2,346/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.8%

*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 |
|----------|-------|
| Anti-social behaviour | 50 |
| Violence and sexual offences | 44 |
| Vehicle crime | 19 |
| Shoplifting | 17 |
| Public order | 16 |
| Other theft | 13 |
| Drugs | 9 |
| Robbery | 9 |
| Bicycle theft | 6 |
| Burglary | 3 |
| Other crime | 3 |
| Criminal damage and arson | 1 |
| Theft from the person | 1 |
| **Total incidents** | **191** |

*Within 1 mile during Aug 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 Richard Reynolds Catholic Primary School | Primary | 0.1 miles | Outstanding — 3 Mar 2024 |
| Strathmore School | Other | 0.1 miles | Good — 19 Dec 2014 |
| St Richard Reynolds Catholic High School | Secondary | 0.1 miles | Outstanding — 9 Jun 2019 |
| Twickenham Primary Academy | Primary | 0.2 miles | Outstanding — 20 Jul 2018 |
| St Catherine's School | Other | 0.3 miles | — (No rating) |

## FENSA Certificates

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

### FENSA Certificate #14547872
- **Address:** 18 Grove Avenue, TWICKENHAM, TW1 4HY
- **Certificate Issued:** 18/04/2021
- **Work Completed:** 18/03/2021
- **Items:** 1 window(s)