# 53 LEECHCROFT AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AP

## Property details

- Slug: `e89fa66` (address key hash: `e89fa66b8e5f1198311ce0b28c55fb6e170669d2`)
- Postcode: BR8 8AP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 82 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £405,000 Feb 2026
- Price per m²: £4,939/m²
- Local average: £467,507 (41 sales)
- Street crime: 132 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £405,000
- Date: 2026-02-13
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/01/2035
- **Current heating cost:** £1,006/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0294-1206-5905-2301-1200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £405,000 | Semi-detached | +400% | £417,072 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-4222-d8ea-e063-4704a8c0bf7d) |
| Sold | 1999-01-29 | £81,000 | Semi-detached | — | £405,379 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/0e57d654-d754-469a-a78c-49f7a787cc83) |

*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 |
|---------|-------|------|------|
| 53 LEECHCROFT AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AP | £405,000 | 13/02/2026 | Semi-detached |
| 53 LEECHCROFT AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AP | £81,000 | 29/01/1999 | 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 |
|---------|-------|------|------|
| 19 WILLOW AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AT | £465,000 | 28/11/2025 | Semi-detached |
| 37 WEST VIEW ROAD, SWANLEY, SEVENOAKS, KENT, BR8 8BN | £520,000 | 15/10/2025 | Semi-detached |
| 37 SWANLEY LANE, SWANLEY, SEVENOAKS, KENT, BR8 7JE | £560,000 | 01/09/2025 | Semi-detached |
| 32 HOMEFIELD CLOSE, SWANLEY, SEVENOAKS, KENT, BR8 7JH | £410,000 | 21/07/2025 | Semi-detached |
| 19 WEST VIEW ROAD, SWANLEY, SEVENOAKS, KENT, BR8 8BN | £510,000 | 15/12/2023 | Semi-detached |
| 25 WEST VIEW ROAD, SWANLEY, SEVENOAKS, KENT, BR8 8BN | £400,000 | 30/08/2023 | Semi-detached |
| 10 WILLOW AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AT | £430,000 | 30/06/2023 | Semi-detached |
| 22 LULLINGSTONE AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 7JW | £400,000 | 07/10/2022 | Semi-detached |
| 60 KINGSWOOD AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AN | £392,000 | 30/09/2022 | Semi-detached |
| 134 ARCHER WAY, SWANLEY, SEVENOAKS, KENT, BR8 7XP | £379,000 | 08/09/2022 | Semi-detached |
| 43 KINGSWOOD AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AW | £365,000 | 16/08/2022 | Semi-detached |
| 9 BEECH AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AU | £430,000 | 29/07/2022 | Semi-detached |
| 20 HOMEFIELD CLOSE, SWANLEY, SEVENOAKS, KENT, BR8 7JH | £395,000 | 22/07/2022 | Semi-detached |
| 10 PINE CLOSE, SWANLEY, SEVENOAKS, KENT, BR8 8BL | £425,000 | 15/07/2022 | Semi-detached |
| 72 MOULTAIN HILL, SWANLEY, SEVENOAKS, KENT, BR8 8BU | £380,000 | 29/06/2022 | Semi-detached |
| 5 BEECH AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AU | £417,000 | 05/05/2022 | Semi-detached |
| 1 SOUTHVIEW CLOSE, SWANLEY, SEVENOAKS, KENT, BR8 8BP | £340,000 | 04/05/2022 | Semi-detached |
| 110 ARCHER WAY, SWANLEY, SEVENOAKS, KENT, BR8 7XP | £415,000 | 24/04/2022 | Semi-detached |
| 12 HOMEFIELD CLOSE, SWANLEY, SEVENOAKS, KENT, BR8 7JH | £370,000 | 01/04/2022 | Semi-detached |
| 54 KINGSWOOD AVENUE, SWANLEY, SEVENOAKS, KENT, BR8 8AN | £370,500 | 28/03/2022 | Semi-detached |

**Area average:** £418,675 (20 sales)

## Capital growth trend

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

- **5y growth:** 20.8%
- **10y growth:** 35.3%

## House Price Index (HM Land Registry)

*Official index for Sevenoaks; Semi-detached series; as of May 2026.*

- **1y growth (index):** 5%
- **5y growth (index):** 22.4%
- **10y growth (index):** 39.8%

## Rental Range

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

- **Low:** £1,618/mo
- **Realistic:** £1,798/mo
- **Optimistic:** £1,978/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East 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 Maisonette, Lullingstone Avenue, BR8 | £1,200/mo | 1 | 0.06 miles | OpenRent |
| 2 Bed Flat, Squirrels Close, BR8 | £1,550/mo | 2 | 0.32 miles | OpenRent |
| 3 Bed Terraced House, Bremner Close, BR8 | £1,900/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Semi-Detached House, Glendale, BR8 | £1,900/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed End Terrace, Northview, BR8 | £2,000/mo | 3 | 0.39 miles | OpenRent |
| 1 Bed Flat, Berkeley Court, BR8 | £1,200/mo | 1 | 0.4 miles | OpenRent |
| 2 Bed Flat, Robina Court, BR8 | £1,400/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, Goldsel Road, BR8 | £1,500/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, Winton Court, BR8 | £1,500/mo | 2 | 0.48 miles | OpenRent |
| 3 Bed Semi-Detached House, Hollytree Avenue, BR8 | £2,000/mo | 3 | 0.58 miles | OpenRent |
| 2 Bed Flat, Erica Court, BR8 | £1,600/mo | 2 | 0.59 miles | OpenRent |

**Average rent: £1,614/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £193,750
- **Target investor price (1%):** £155,000

*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 £1,550/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.8×
- **Monthly cashflow:** £-225/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*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 | 50 |
| Anti-social behaviour | 23 |
| Other theft | 10 |
| Criminal damage and arson | 9 |
| Shoplifting | 9 |
| Public order | 7 |
| Burglary | 5 |
| Drugs | 5 |
| Other crime | 5 |
| Robbery | 4 |
| Vehicle crime | 4 |
| Possession of weapons | 1 |
| **Total incidents** | **132** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Downsview Community Primary School | Primary | 0.1 miles | Requires improvement — 15 Jun 2023 |
| St Bartholomew's Catholic Primary School, Swanley | Primary | 0.4 miles | Good — 19 Jul 2013 |
| High Firs Primary School | Primary | 0.5 miles | Good — 16 Nov 2023 |
| Orchards Academy | Secondary | 0.6 miles | Good — 5 Mar 2012 |
| SupaJam Education In Music and Media | Other | 0.6 miles | — (No rating) |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #15174690
- **Address:** 53 Leechcroft Avenue, SWANLEY, BR8 8AP
- **Certificate Issued:** 01/05/2022
- **Work Completed:** 19/04/2022
- **Items:** 1 door(s)

### FENSA Certificate #4702237
- **Address:** 53 Leechcroft Avenue, SWANLEY, BR8 8AP
- **Certificate Issued:** 14/05/2007
- **Work Completed:** 23/04/2007
- **Items:** 1 door(s)

### FENSA Certificate #2943272
- **Address:** 53 Leechcroft Avenue, SWANLEY, BR8 8AP
- **Certificate Issued:** 09/08/2005
- **Work Completed:** 18/07/2005
- **Items:** 13 window(s), 1 door(s)