# 1 bedroom house for sale (HP23 5PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 73 GROVE GARDENS, TRING, HERTFORDSHIRE HP23 5PY |
| Price | £250,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 47 m² |
| Last sold | £240,000 Dec 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 19/01/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £21,243

### Recommendations
- A3 (£1,500 - £2,700)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£20)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2408-6043-7239-4716-9970)

## Description

Hunters are pleased to market this well-presented one bedroom cluster home located in a very sought after area of Tring. Offered with NO ONWARD CHAIN.

This wonderful home offers, open plan lounge and kitchen plus a conservatory, shower room, one bedroom and one allocated parking space.

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 providing fast and easy access to London Euston and Birmingham.

**Entrance Hall/Conservatory** - Entrance through the wooden double glazed conservatory into main house. The conservatory has a sliding door to the side aspect, tiled flooring and radiator. A glazed UPVC door leads into the house.

**Living Room** - Carpeted, double glazed UPVC sash window to the front aspect, stairs rising to the first floor, two radiators and a door to the shower room. Opening to the kitchen.

**Kitchen** - Range of wall and base units with work surface over, single sink and drainer with mixer tap over. Integrated four ring electric hob and oven. Space for fridge freezer and washer dryer. Tiled flooring and part tiled walls.

**Shower Room** - Three piece suite comprising low level WC, corner shower cubicle with 'Bristan' thermostatic shower and inset wash hand basin with mixer tap and vanity unit under. Double glazed UPVC sash window to the side aspect, part tiled walls, vinyl flooring and radiator.

**Landing** - Carpeted, airing cupboard housing 'Potterton' boiler and tank. Door to the bedroom.

**Bedroom** - Carpeted, double glazed UPVC sash window to the front aspect, loft hatch, cupboard to the eaves storage and further storage cupboard.

**Outside** - There are paved steps leading down from the parking to the front patio area, this leads round the side of the property to a further paved area behind the conservatory. There is an outside tap and lighting.

**Parking** - One allocated off street parking space.

## Property Photos

- ![Photo](/listings/photos/136721924/1342901)
- ![Photo](/listings/photos/136721924/1342902)
- ![Photo](/listings/photos/136721924/1342904)
- ![Photo](/listings/photos/136721924/1342906)
- ![Photo](/listings/photos/136721924/1342908)
- ![Photo](/listings/photos/136721924/1342910)

## Floorplans

- ![Floorplan 1](/listings/photos/136721924/1342912) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/136721924/1342915) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 73 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £240,000 | 01/12/2023 | Terraced |
| 73 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £230,000 | 17/06/2016 | Terraced |

## 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 |
| [Same street] 54 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £275,000 | 10/06/2024 | Terraced |
| [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 |
| [Same street] 63 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £275,000 | 14/11/2022 | Terraced |
| 3 SINFIELD PLACE, TRING, DACORUM, HERTFORDSHIRE, HP23 5FE | £8,000 | 07/09/2022 | Other |
| [Same street] 59 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £332,500 | 30/08/2022 | Terraced |
| [Same street] 51 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £240,000 | 21/01/2022 | Terraced |
| [Same street] 86 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £695,000 | 10/12/2021 | Detached |
| [Same street] 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £385,000 | 19/11/2021 | Semi-detached |

**Street average:** £400,000 (10 sales)
**Area average:** £8,000 (1 sale)

## Price vs local average

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

- **Local average:** £1,755,000 (2 Other, HP23, 2024–2026)
- **Deviation:** -85.8%

## 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):** £798/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 |
|------|------|------|------|------|
| 1 Bed Maisonette, Chapel Meadow, HP23 | £1,200/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Akeman Street, HP23 | £1,250/mo | 1 | 0.7 miles | OpenRent |
| 1 Bed Flat, Western Road, HP23 | £1,100/mo | 1 | 0.86 miles | OpenRent |
| 1 Bed Terraced House, Henry Street, HP23 | £1,200/mo | 1 | 0.91 miles | OpenRent |
| 1 Bed Flat, Aylesbury Road, HP23 | £1,125/mo | 1 | 1.22 miles | OpenRent |

**Average rent: £1,175/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.2%

*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:** £5,319/m²

## Capital growth trend

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

- **5y growth:** 41.5%
- **10y growth:** 35000%

## House Price Index (HM Land Registry)

*Official index for Dacorum; All dwelling types series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 12.1%
- **10y growth (index):** 25.2%

## 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)