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

## Property details

- Slug: `f6ddf64` (address key hash: `f6ddf64d77cfef4acbf86bc38a8d9360de7af39b`)
- Postcode: CM21 9LN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Last sold: £245,000 Nov 2006
- Local average: £473,167 (12 sales)
- Street crime: 53 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £245,000
- Date: 2006-11-29
- Type: S
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2006-11-29 | £245,000 | Semi-detached | — | £484,556 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/cc455399-2688-4151-82ae-66fd5fc592a2) |

*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 |
|---------|-------|------|------|
| 13 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £245,000 | 29/11/2006 | 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 |
|---------|-------|------|------|
| 42 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £427,000 | 26/03/2026 | Semi-detached |
| 15 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £490,000 | 20/07/2023 | Semi-detached |
| 60 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LG | £535,000 | 16/12/2022 | Semi-detached |
| 28 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £505,000 | 02/12/2022 | Semi-detached |
| 6 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £470,500 | 03/10/2022 | Semi-detached |
| 16 THE FOUR ACRES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LJ | £380,000 | 30/09/2022 | Semi-detached |
| 2 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £520,000 | 19/08/2022 | Semi-detached |
| 13 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £555,000 | 06/06/2022 | Semi-detached |
| 12 MEADOW WAY, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LL | £500,000 | 13/12/2021 | Semi-detached |
| 3 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £500,000 | 12/11/2021 | Semi-detached |
| 101 SHEERING LOWER ROAD, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LQ | £560,000 | 24/09/2021 | Semi-detached |
| 39 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £425,000 | 17/09/2021 | Semi-detached |

**Area average:** £488,958 (12 sales)

## Capital growth trend

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

- **5y growth:** 8.7%
- **10y growth:** 8.4%

## House Price Index (HM Land Registry)

*Official index for Epping Forest; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 11%
- **10y growth (index):** 20.3%

## 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:** 0.53% (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:** 6.4%
- **Cost-to-rent:** 15.7×
- **Monthly cashflow:** £180/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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 | 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 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12835797
- **Address:** 13 Ash Groves, SAWBRIDGEWORTH, CM21 9LN
- **Certificate Issued:** 12/03/2018
- **Work Completed:** 16/02/2018
- **Items:** 8 window(s)

### FENSA Certificate #6736162
- **Address:** 13 Ash Groves, SAWBRIDGEWORTH, CM21 9LN
- **Certificate Issued:** 03/08/2009
- **Work Completed:** 24/07/2009
- **Items:** 1 door(s)