Sold STC Semi-detached

81 GROVE GARDENS

TRING, HERTFORDSHIRE HP23 5PY

2 beds 1 baths 61 m² Listed 15 Oct 2020 (-2104d)

£375,000

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# 2 bedroom semi-detached house for sale (HP23 5PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 81 GROVE GARDENS, TRING, HERTFORDSHIRE HP23 5PY |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £375,000 Mar 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/05/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £555/year
- **Est. upgrade cost to C:** £26,940

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- E (£15)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0486-2844-6857-9395-8435)

## Description

The historic market town of Tring provides a wide variety of individual shops and restaurants and is surrounded by beautiful and rolling countryside. Local schooling includes the renowned Tring Park School, Grove Road Primary and Junior School, Tring School as well as nearby grammar schools. Major road and rail links are conveniently located with Tring mainline railway station just over a mile away providing fast and easy access to London Euston and Birmingham.

## Property Photos

- ![Photo](/listings/photos/85821706/1342976)
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- ![Photo](/listings/photos/85821706/1342991)
- ![Photo](/listings/photos/85821706/1342992)
- ![Photo](/listings/photos/85821706/1342994)

## Floorplans

- ![Floorplan 1](/listings/photos/85821706/1342997) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/85821706/1342999) - EPC

## FENSA Certificates

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

### FENSA Certificate #5497298
- **Address:** 81 Grove Gardens, TRING, HP23 5PY
- **Certificate Issued:** 04/03/2008
- **Work Completed:** 21/02/2008
- **Items:** 2 door(s)

### FENSA Certificate #3036257
- **Address:** 81 Grove Gardens, TRING, HP23 5PY
- **Certificate Issued:** 19/09/2005
- **Work Completed:** 19/08/2005
- **Items:** 7 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £375,000 | 08/03/2021 | Semi-detached |
| 81 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £327,000 | 15/01/2016 | Semi-detached |
| 81 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £248,000 | 12/12/2011 | Semi-detached |
| 81 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £129,950 | 02/08/2000 | 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 |
|---------|-------|------|------|
| [Same street] 87 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £725,000 | 09/01/2026 | Detached |
| [Same street] 56 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £412,500 | 12/11/2025 | Terraced |
| 64 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QB | £235,000 | 28/07/2025 | Semi-detached |
| 19 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PX | £610,000 | 07/08/2024 | Semi-detached |
| [Same street] 54 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £275,000 | 10/06/2024 | Terraced |
| [Same street] 73 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £240,000 | 01/12/2023 | Terraced |
| 5 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £356,000 | 17/11/2023 | Semi-detached |
| 31 NEW MILL TERRACE, TRING, DACORUM, HERTFORDSHIRE, HP23 5ET | £450,000 | 27/10/2023 | Semi-detached |
| [Same street] 62 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £280,000 | 26/05/2023 | Terraced |
| [Same street] 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £380,000 | 25/05/2023 | Semi-detached |
| 6 FIELDS END, TRING, DACORUM, HERTFORDSHIRE, HP23 5ER | £455,500 | 26/01/2023 | Semi-detached |
| [Same street] 63 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £275,000 | 14/11/2022 | Terraced |
| 63 WINGRAVE ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 5HE | £497,200 | 17/10/2022 | Semi-detached |
| 49 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £350,000 | 06/10/2022 | Semi-detached |
| [Same street] 59 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £332,500 | 30/08/2022 | Terraced |
| 14 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QA | £235,000 | 21/06/2022 | Semi-detached |
| 24 VERNEY CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5LB | £695,000 | 05/05/2022 | Semi-detached |
| 25 CHAPEL MEADOW, TRING, DACORUM, HERTFORDSHIRE, HP23 5HB | £437,000 | 11/02/2022 | Semi-detached |
| [Same street] 51 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £240,000 | 21/01/2022 | Terraced |
| 8 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £370,000 | 17/12/2021 | Semi-detached |
| [Same street] 86 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £695,000 | 10/12/2021 | Detached |
| 20 MEADOWBROOK, TRING, DACORUM, HERTFORDSHIRE, HP23 5HR | £339,950 | 10/12/2021 | Semi-detached |
| 35 GWYNNE CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5EN | £389,000 | 03/12/2021 | Semi-detached |
| [Same street] 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £385,000 | 19/11/2021 | Semi-detached |
| 16 MULBERRY CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5DZ | £425,000 | 14/09/2021 | Semi-detached |
| 35 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £475,000 | 11/08/2021 | Semi-detached |

**Street average:** £385,455 (11 sales)
**Area average:** £421,310 (15 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £526,585 (13 Semi-detached, HP23, 2024–2026)
- **Deviation:** -28.8%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Aylesbury (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £992/mo

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £197,375
- **Target investor price (1%):** £157,900

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £6,148/m²

## Capital growth trend

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

- **5y growth:** -14.1%
- **10y growth:** 1.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 15.6%
- **10y growth (index):** 30.3%

## 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)

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Property details

Floor area

61 m²

EPC rating

Last sold

£375,000 Mar 2021

Price per m²

£6,148/m²

Local average

£526,585 (-28.8%)

Deprivation

Decile 10 (32,737 of 33,755)

Street crime

51 incidents within 1 mile (May 2026)

Key features

TWO BEDROOM HOME
TWO DOUBLE BEDROOMS
PORCH
SPACIOUS LOUNGE
KITCHEN/DINER
CONSERVATORY
WELL PRESENTED
ENCLOSED GARDEN
GARAGE and PARKING
EPC - D

Additional details

Parking: Yes
Garden: Yes

Description

Two bedroom semi detached home situated in a sought after location of Tring with off street parking and a garage. The accommodation comprises of an porch, spacious lounge, kitchen dining room and conservatory. On the first floor there are two double bedrooms and a family bathroom. Offered for sale in lovely condition throughout.

The historic market town of Tring provides a wide variety of individual shops and restaurants and is surrounded by beautiful and rolling countryside. Local schooling includes the renowned Tring Park School, Grove Road Primary and Junior School, Tring School as well as nearby grammar schools. Major road and rail links are conveniently located with Tring mainline railway station just over a mile away providing fast and easy access to London Euston and Birmingham.

Listed by

Tring & Surrounding Areas

Hunters Property Group Ltd

Reference: 85821706

EPC Rating & Upgrade Cost

This certificate expired on 13/05/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 14/05/2015

Expiry date: 13/05/2025 (expired)

Current heating cost: £555/year

Potential heating cost: £356/year

Est. upgrade cost to C: £26,940

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£15)
Solar water heating (£4,000 - £6,000)
Replacement glazing units (£1,000 - £1,400)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5497298

Property Details

Street: 81 Grove Gardens

Town: TRING

Postcode: HP23 5PY

Installation Details

Items: 2 doors

Certificate Issued: 04/03/2008

Work Completed: 21/02/2008

This certificate data was retrieved from FENSA's database

FENSA Certificate #3036257

Property Details

Street: 81 Grove Gardens

Town: TRING

Postcode: HP23 5PY

Installation Details

Items: 7 windows

Certificate Issued: 19/09/2005

Work Completed: 19/08/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

189% since 2000

Event	Date	Price	% change
Sold	08/03/2021 (5 years ago)	£375,000	+14.7%
Sold	15/01/2016 (10 years ago)	£327,000	+31.9%
Sold	12/12/2011 (14 years ago)	£248,000	+90.8%
Sold	02/08/2000 (25 years ago)	£129,950	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 87 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£725,000	09/01/2026	Detached
Same street 56 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£412,500	12/11/2025	Terraced
64 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QB	£235,000	28/07/2025	Semi-detached
19 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PX	£610,000	07/08/2024	Semi-detached
Same street 54 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£275,000	10/06/2024	Terraced
Same street 73 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£240,000	01/12/2023	Terraced
5 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU	£356,000	17/11/2023	Semi-detached
31 NEW MILL TERRACE, TRING, DACORUM, HERTFORDSHIRE, HP23 5ET	£450,000	27/10/2023	Semi-detached
Same street 62 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£280,000	26/05/2023	Terraced
Same street 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£380,000	25/05/2023	Semi-detached
6 FIELDS END, TRING, DACORUM, HERTFORDSHIRE, HP23 5ER	£455,500	26/01/2023	Semi-detached
Same street 63 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£275,000	14/11/2022	Terraced
63 WINGRAVE ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 5HE	£497,200	17/10/2022	Semi-detached
49 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU	£350,000	06/10/2022	Semi-detached
Same street 59 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£332,500	30/08/2022	Terraced
14 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QA	£235,000	21/06/2022	Semi-detached
24 VERNEY CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5LB	£695,000	05/05/2022	Semi-detached
25 CHAPEL MEADOW, TRING, DACORUM, HERTFORDSHIRE, HP23 5HB	£437,000	11/02/2022	Semi-detached
Same street 51 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£240,000	21/01/2022	Terraced
8 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU	£370,000	17/12/2021	Semi-detached
Same street 86 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£695,000	10/12/2021	Detached
20 MEADOWBROOK, TRING, DACORUM, HERTFORDSHIRE, HP23 5HR	£339,950	10/12/2021	Semi-detached
35 GWYNNE CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5EN	£389,000	03/12/2021	Semi-detached
Same street 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY	£385,000	19/11/2021	Semi-detached
16 MULBERRY CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5DZ	£425,000	14/09/2021	Semi-detached
35 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU	£475,000	11/08/2021	Semi-detached

Street average: £385,455 (11 sales)

Area average: £421,310 (15 sales)

Capital growth trend

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

5y growth -14.1%

10y growth 1.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Dacorum. Series: Semi-detached. As of April 2026.

1y (index) 0.9%

5y (index) 15.6%

10y (index) 30.3%

Rental Range

Estimated market rent for Dacorum. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Dacorum.

LHA (30th percentile) floor for Aylesbury: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP23 5PY

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	New Mill Food & Wine	0.1 miles
Bus stop	Adams Way	0.1 miles
Bus stop	New Road	0.1 miles
Shop	Co-op Food	0.2 miles
Train station	Tring	1.5 miles
Train station	Cheddington	3.9 miles
University	University Campus Aylesbury Vale	6.6 miles
Hospital	The Paddocks Hospital	8.9 miles
Hospital	Luton and Dunstable Hospital	10.0 miles

Street-level crime

Category	Count
Anti-social behaviour	18
Violence and sexual offences	14
Burglary	4
Criminal damage and arson	4
Other theft	4
Shoplifting	3
Public order	2
Drugs	1
Theft from the person	1
Total incidents	51

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Grove Road Primary School	Primary	0.2 miles	Good — 23 May 2014
Dundale Primary School and Nursery	Primary	0.3 miles	Good — 11 Jul 2012
Tring School	Secondary	0.3 miles	Good — 13 Dec 2017
Bishop Wood Church of England Junior School, Tring	Primary	0.7 miles	Good — 9 Jun 2024
Tring Park School for the Performing Arts	Other	0.8 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.42%

Max investor price (0.8%) £197,375

Target investor price (1%) £157,900

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).