# 1 bedroom flat for sale (SE20 7RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25A, ASH GROVE, LONDON, GREATER LONDON SE20 7RD |
| Price | £375,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £367,000 Nov 2020 |

## 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:

## Property Photos

- ![IMG_0406-1.jpg](/listings/photos/72215511/321392) - IMG_0406-1.jpg
- ![IMG_1014.JPG](/listings/photos/72215511/321399) - IMG_1014.JPG
- ![IMG_0387-1.jpg](/listings/photos/72215511/321404) - IMG_0387-1.jpg
- ![IMG_0348-1.jpg](/listings/photos/72215511/321410) - IMG_0348-1.jpg
- ![IMG_0350-1.jpg](/listings/photos/72215511/321412) - IMG_0350-1.jpg
- ![IMG_0372-1.jpg](/listings/photos/72215511/321417) - IMG_0372-1.jpg
- ![IMG_0377-1.jpg](/listings/photos/72215511/321421) - IMG_0377-1.jpg
- ![IMG_1005.JPG](/listings/photos/72215511/321427) - IMG_1005.JPG
- ![IMG_1003.JPG](/listings/photos/72215511/321431) - IMG_1003.JPG
- ![IMG_1019.JPG](/listings/photos/72215511/321439) - IMG_1019.JPG
- ![IMG_0998.JPG](/listings/photos/72215511/321444) - IMG_0998.JPG
- ![IMG_0996.JPG](/listings/photos/72215511/321451) - IMG_0996.JPG
- ![IMG_1017.JPG](/listings/photos/72215511/321456) - IMG_1017.JPG
- ![IMG_0997.JPG](/listings/photos/72215511/321461) - IMG_0997.JPG
- ![IMG_0400-1.jpg](/listings/photos/72215511/321466) - IMG_0400-1.jpg

## Floorplans

- ![Floor plan Ash Grove.jpg](/listings/photos/72215511/321470) - Floor plan Ash Grove.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/72215511/321474) - EE Rating
- ![EI Rating](/listings/photos/72215511/321477) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25A ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD | £367,000 | 23/11/2020 | Flat |
| 25A ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD | £335,000 | 31/10/2017 | Flat |
| 25A ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD | £204,995 | 18/12/2013 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| 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)

## Price vs local average

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

- **Local average:** £323,079 (39 Flat, SE20, 2024–2026)
- **Deviation:** +16.1%

## Rental Range

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

- **Low:** £1,506/mo
- **Realistic:** £1,673/mo
- **Optimistic:** £1,840/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £118,625
- **Target investor price (1%):** £94,900

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £949/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 32.9×
- **Monthly cashflow:** £-648/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.1%

*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).*

## Capital growth trend

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

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

## House Price Index (HM Land Registry)

*Official index for Bromley; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3%
- **5y growth (index):** 2.8%
- **10y growth (index):** 10%

## 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)