# 4 bedroom detached house for sale (HP23 5PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 GROVE GARDENS, TRING, HERTFORDSHIRE HP23 5PY |
| Price | £700,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 114 m² |
| Last sold | £695,000 Dec 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 01/04/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £700/year
- **Est. upgrade cost to C:** £17,965

### Recommendations
- W (£800 - £1,200)
- E (£65)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8402-6924-9660-2602-8906)

## Description

**SUMMARY**

A four bedroom detached family home in the Grove area of Tring with excellent scope for extension (stp) close to schools and amenities.

**DESCRIPTION**

This family home is ideally situated in a sought after road close to Grove Road Primary School and just a short walk to Tring Secondary School. There are excellent sports facilities nearby including Tring football, rugby, cricket and tennis clubs along with a bowls green and Tring sports centre with swimming pool and badminton courts.

The house itself is well presented throughout and offers excellent scope to extend (stp) if required. The house looks onto a pretty front garden with an attractive shrubbery and silver birch tree and a pathway leads to the front door. Inside, the ground floor accommodation is arranged around an inviting hallway with stairs rising to the first floor and a guest cloakroom. A large dual aspect living/dining room offers plenty of space for the family or for entertaining, with a separate play room or study. The kitchen is fitted with plenty of cabinets and work surface space and a built in electric double oven and 4-ring gas hob and further space for the white goods in the utility room behind the garage. Upstairs are four good size bedrooms and a family bathroom. The master bedroom benefits from en-suite shower.

The rear garden is secluded with mature shrub beds, lawn and patio.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/107440220/1342959)
- ![Photo](/listings/photos/107440220/1342960)
- ![Photo](/listings/photos/107440220/1342962)
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- ![Photo](/listings/photos/107440220/1342965)
- ![Photo](/listings/photos/107440220/1342966)
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- ![Photo](/listings/photos/107440220/1342968)
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- ![Photo](/listings/photos/107440220/1342971)
- ![Photo](/listings/photos/107440220/1342972)
- ![Photo](/listings/photos/107440220/1342973)

## Floorplans

- ![Floorplan 1](/listings/photos/107440220/1342974) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/107440220/1342975) - EPC

## FENSA Certificates

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

### FENSA Certificate #1520708
- **Address:** 86 Grove Gardens, Tring, HP23 5PY
- **Certificate Issued:** 01/03/2004
- **Work Completed:** 16/02/2004
- **Items:** 2 window(s), 3 door(s)

### FENSA Certificate #975978
- **Address:** 86 Grove Gardens, Tring, HP23 5PY
- **Certificate Issued:** 19/09/2003
- **Work Completed:** 09/07/2003
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £695,000 | 10/12/2021 | Detached |
| 86 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £470,000 | 07/11/2012 | 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 |
| 14 ADAMS WAY, TRING, DACORUM, HERTFORDSHIRE, HP23 5DY | £500,000 | 17/03/2025 | 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 |
| 22 BUNYAN CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5PS | £850,000 | 19/10/2023 | Detached |
| 41 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £500,000 | 28/09/2023 | 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 |
| 21 ADAMS WAY, TRING, DACORUM, HERTFORDSHIRE, HP23 5DY | £575,000 | 08/12/2022 | Detached |
| [Same street] 63 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £275,000 | 14/11/2022 | Terraced |
| 1B GROVE ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 5HA | £845,000 | 03/11/2022 | Detached |
| 24 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PX | £707,000 | 05/09/2022 | Detached |
| 6 DANVERS CROFT, TRING, DACORUM, HERTFORDSHIRE, HP23 5LE | £838,000 | 01/09/2022 | Detached |
| [Same street] 59 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £332,500 | 30/08/2022 | Terraced |
| 10 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QA | £665,000 | 25/07/2022 | Detached |
| [Same street] 51 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £240,000 | 21/01/2022 | Terraced |
| [Same street] 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £385,000 | 19/11/2021 | Semi-detached |
| 4 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PX | £556,000 | 03/09/2021 | Detached |

**Street average:** £354,500 (10 sales)
**Area average:** £670,667 (9 sales)

## Price vs local average

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

- **Local average:** £780,844 (16 Detached, HP23, 2024–2026)
- **Deviation:** -10.4%

## 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):** £1,646/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, High Street, HP23 | £2,200/mo | 4 | 0.76 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.5×
- **Monthly cashflow:** £-802/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.7%

*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).*

## Price per Square Metre

- **£/m²:** £6,140/m²

## Capital growth trend

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

- **5y growth:** -11.1%
- **10y growth:** -2.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.2%
- **5y growth (index):** 14.1%
- **10y growth (index):** 25.6%

## 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)