Sold STC Flat

25A

ASH GROVE, LONDON, GREATER LONDON SE20 7RD

1 beds 1 baths 635 sq ft Listed 31 Jul 2020 (-2150d)

£375,000

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Property details

Floor area

59 m²

EPC rating

D

Year built

England and Wales: before 1900

Last sold

£367,000 Nov 2020

Price per m²

£6,356/m²

Local average

£323,079 (+16.1%)

Deprivation

Decile 5 (15,477 of 33,755)

Street crime

470 incidents within 1 mile (Apr 2026)

Key features

  • Character ground floor conversion maisonette style flat
  • Situated in a tree lined side road on bold corner plot
  • One bedroom with fitted wardrobes
  • Gas central heating with radiators
  • Some double glazing
  • Kitchen/Diner
  • In our opinion imaginative interesting decor
  • Bathroom in white
  • French doors from the living room leading to own private garden
  • There is an outbuilding to the rear of the garden. This was previously a garage. See photographs

Additional details

Parking
Yes
Garden
Yes

Description

ONLINE VIDEO TOUR AVAILABLE - CALL FOR DETAILS

Situated on the edge of the Betts Park area of Anerley, this GROUND FLOOR CHARACTER STYLE ONE BEDROOM CONVERSION MAISONETTE style flat simply must be viewed internally to be appreciated. Situated in an attractive tree lined side road. A special feature is the KITCHEN/DINER ideal for today's modern living and in our opinion the decor throughout is interesting and imaginative. In the living room there are french doors opening to the property's own private garden (a feature that is particularly sought after at the moment). Properties in Anerley are in high demand and early viewing advised. In terms of transport, there are main line stations including access to the Overground and tram including Kent House, Clock House, Anerley, Birbeck and Elmers End with their services to London. Both Penge and Beckenham high streets serve the area with their eclectic mix of shops, restaurants and cafes. Early viewing advised. NO STAMP DUTY PAYABLE

Tenure: Leasehold
Lease term: From the 25th of March 1986 expiring on the 24th of March 2175
Ground rent:
Service charge:

Listed by

South Norwood

Homecastle Estate Agents

Reference: 72215511

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 17/05/2017

Expiry date: 16/05/2027

Current heating cost: £547/year

Potential heating cost: £262/year

Recommendations

  • 50 mm internal or external wall insulation (14,000)
  • Floor insulation (suspended floor) (1,200)
  • Draughtproof single-glazed windows (120)
  • Low energy lighting for all fixed outlets (30)
  • Replace single glazed windows with low-E double glazing (6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor plan Ash Grove.jpg

Floor plan Ash Grove.jpg

EPC Graphs

EE Rating

EE Rating

EI Rating

EI Rating

Price history

79% since 2013

Event Date Price % change
Sold 23/11/2020 (5 years ago) £367,000 +9.6%
Sold 31/10/2017 (8 years ago) £335,000 +63.4%
Sold 18/12/2013 (12 years ago) £204,995 —

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
SHERBORNE COURT FLAT 62 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SL £215,000 19/12/2025 Flat
121 GARDEN FLAT CROYDON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7TT £182,500 18/12/2025 Flat
SHERBORNE COURT FLAT 2 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SL £217,500 25/07/2025 Flat
SHERBORNE COURT FLAT 40 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SL £200,000 27/06/2025 Flat
AMBERLEY HOUSE, 232 FLAT 4 BIRKBECK ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4SX £352,000 27/05/2025 Flat
217 RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TE £432,250 22/11/2023 Flat
AMBERLEY HOUSE, 232 FLAT 4 BIRKBECK ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4SX £310,000 09/10/2023 Flat
25A WORBECK ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SW £482,000 08/09/2023 Flat
7 TOP FLAT PIQUET ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7XY £187,500 26/07/2023 Flat
125 FLAT 1 CROYDON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7TT £347,500 30/06/2023 Flat
MINARD COURT, 160 STUDIO E RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TW £96,600 18/05/2023 Flat
MINARD COURT, 160 STUDIO F RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TW £114,625 18/05/2023 Flat
SHERBORNE COURT FLAT 7 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SL £200,000 11/05/2023 Flat
BENWICK COURT FLAT 4 CROYDON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SS £190,000 29/03/2023 Flat
Same street 10 ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD £680,000 19/01/2023 Terraced
BENWICK COURT FLAT 4 CROYDON ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7SS £185,000 21/12/2022 Flat
29 TOP FLAT PIQUET ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7XY £330,000 20/12/2022 Flat
MINARD COURT, 160 FLAT 1 RAVENSCROFT ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4TW £485,000 13/12/2022 Flat
TAYLOR COURT, 67 FLAT 1 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7UU £217,500 06/12/2022 Flat
28 PELHAM ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4SG £350,000 02/12/2022 Flat
201A BIRKBECK ROAD, BECKENHAM, BROMLEY, GREATER LONDON, BR3 4ST £355,000 22/11/2022 Flat
Same street 11 ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD £605,000 10/08/2022 Terraced
Same street 14C ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD £380,000 14/03/2022 Flat
Same street 6 ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD £621,000 17/12/2021 Terraced

Street average: £571,500 (4 sales)

Area average: £272,499 (20 sales)

Capital growth trend

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

5y growth -6%
10y growth -8.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Bromley. Series: Flats and maisonettes. As of March 2026.

1y (index) -3%
5y (index) 2.8%
10y (index) 10%

Rental Range

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

Low £1,506/mo
Realistic £1,673/mo
Optimistic £1,840/mo

Based on Local Authority from postcode lookup → Bromley.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE20 7RD

Nearby

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

Type Name Distance
Bus stop Ash Grove 0.1 miles
Shop The Co-operative Food 0.1 miles
Shop Co-operative 0.1 miles
Train station Birkbeck 0.3 miles
Train station Anerley 0.5 miles
Hospital Sloane Hospital 2.3 miles
Hospital British Home & Hospital for Incurables 2.4 miles
University University of Wales Trinity Saint David London Campus 5.5 miles
University Horton Halls Reception 5.6 miles

Street-level crime

Category Count
Anti-social behaviour 117
Violence and sexual offences 112
Vehicle crime 65
Shoplifting 36
Criminal damage and arson 30
Other theft 29
Public order 23
Drugs 16
Burglary 12
Theft from the person 11
Robbery 7
Other crime 5
Bicycle theft 4
Possession of weapons 3
Total incidents 470

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. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
St Anthony's Catholic Primary School Primary 0.2 miles Good — 18 Apr 2016
Stewart Fleming Primary School Primary 0.3 miles Outstanding — 7 Sep 2016
Churchfields Primary School Primary 0.5 miles Good — 21 Nov 2023
Harris Primary Academy Kent House Primary 0.5 miles Outstanding — 7 Jun 2016
St John's Church of England Primary School Primary 0.6 miles — (Inspected (no overall grade))

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
Studio Flat, Blandford Road, BR3 £850/mo 1 0.25 miles OpenRent
Bedsit, Maple Road, SE20 £1,047/mo 1 0.57 miles OpenRent

Average rent: £949/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%
Max investor price (0.8%) £118,625
Target investor price (1%) £94,900
Gross yield 3%
Cost-to-rent ratio 32.9×
Monthly cashflow £-648/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -7.1%
  • 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).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).
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