# 2 bedroom semi-detached bungalow for sale (CM21 9LN) ## Property Details | Key | Value | |-----|-------| | Address | 42 ASH GROVES, SAWBRIDGEWORTH, ESSEX CM21 9LN | | Price | £425,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | D | | Last sold | £427,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 26/06/2035 - **Current heating cost:** £579/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2137-3052-1206-3495-1200) ## Description **Guide Price £425,000 - £435,000** A well presented and extended two bedroom semi detached bungalow with a garage and parking. The property comprises an entrance hall leading to a lounge, kitchen with a range of fitted wall & base level units with work-surface areas, dining area, two bedrooms and a shower room with a modern suite. Outside the rear garden is mostly laid to lawn with a patio area and side access. Ash Groves is located just off of Sheering Mill Lane within walking distance of Sawbridgeworth train station, local shops and schools with beautiful countryside walks along the nearby River Stort. ## Property Photos - ![IMG_2064.JPG](/listings/photos/163777673/800740) - IMG_2064.JPG - ![IMG_2032.JPG](/listings/photos/163777673/800741) - IMG_2032.JPG - ![IMG_2061.JPG](/listings/photos/163777673/800742) - IMG_2061.JPG - ![IMG_2047.JPG](/listings/photos/163777673/800743) - IMG_2047.JPG - ![IMG_2052.JPG](/listings/photos/163777673/800744) - IMG_2052.JPG - ![IMG_2033.JPG](/listings/photos/163777673/800745) - IMG_2033.JPG - ![IMG_2049.JPG](/listings/photos/163777673/800747) - IMG_2049.JPG - ![IMG_2041.JPG](/listings/photos/163777673/800749) - IMG_2041.JPG - ![IMG_2038.JPG](/listings/photos/163777673/800751) - IMG_2038.JPG - ![IMG_2043.JPG](/listings/photos/163777673/800753) - IMG_2043.JPG - ![IMG_2056.JPG](/listings/photos/163777673/800755) - IMG_2056.JPG - ![IMG_2063.JPG](/listings/photos/163777673/800757) - IMG_2063.JPG ## Floorplans - ![Ashgroves-Floorplan.jpg](/listings/photos/163777673/800759) - Ashgroves-Floorplan.jpg ## EPC Graphs - ![EE Rating](/listings/photos/163777673/800761) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 42 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £427,000 | 26/03/2026 | 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] 2 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £520,000 | 19/08/2022 | Semi-detached | | [Same street] 13 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £555,000 | 06/06/2022 | Semi-detached | | [Same street] 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 | | [Same street] 39 ASH GROVES, SAWBRIDGEWORTH, EPPING FOREST, ESSEX, CM21 9LN | £425,000 | 17/09/2021 | Semi-detached | **Street average:** £500,000 (4 sales) **Area average:** £560,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £473,167 (12 Semi-detached, CM21, 2024–2026) - **Deviation:** -10.2% ## 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).* - **LHA floor (this property size):** £947/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 | |------|------|------|------|------| | 2 Bed Penthouse, Station Road, CM21 | £1,350/mo | 2 | 0.51 miles | OpenRent | | 2 Bed Flat, London Road, CM21 | £1,300/mo | 2 | 0.62 miles | OpenRent | | 2 Bed Flat, London Road, CM21 | £1,550/mo | 2 | 0.63 miles | OpenRent | **Average rent: £1,400/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £168,750 - **Target investor price (1%):** £135,000 *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 £1,350/mo).* - **Gross yield:** 3.8% - **Cost-to-rent:** 26.2× - **Monthly cashflow:** £-484/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:** £6,439/m² ## 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% ## 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)