Sold STC Terraced

21 GROVE ROAD

THORNTON HEATH, GREATER LONDON CR7 6HN

3 beds 1 baths 108 m² Listed 22 Sep 2025 (-302d)

£450,000

Reduced on 24 Sep 2025

Save

# 3 bedroom terraced house for sale (CR7 6HN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 GROVE ROAD, THORNTON HEATH, GREATER LONDON CR7 6HN |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £465,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/10/2035
- **Current heating cost:** £1,136/year
- **Est. upgrade cost to C:** £25,985

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2923-0500-2795-1511)

## Description

***Vendor comments*** "Welcome to our much-loved family home, situated within the very popular Grove Estate. For the past 13 years, it’s been where birthdays were celebrated, garden football matches got too competitive and countless cups of tea were shared. Now, it’s ready for a new family to make it their own and there’s so much potential waiting to be unlocked!

The location is ideal for commuters as Thornton Heath Station is close by and bus links are too.  Families will love the many shops and local restaurants close by, as well as great schools including Paxton Academy and Harris Academy Merton (rated ‘Outstanding’); all practically on your doorstep.

The house itself is a mid-terraced property with plenty of scope for improvement. It offers a bright living room, kitchen and dining area leading to the garden, two generous double bedrooms, a large single and a bathroom with separate toilet.

With some imagination, you could knock through the kitchen and dining area for an open-plan layout, convert the loft into a master suite (subject to planning), or extend into the garden for extra living space. The garden itself could become anything from a veggie patch to a modern outdoor entertaining area. And with planning permission, you could even add your own driveway."

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/167273048/1248491) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2762696
- **Address:** 21 Grove Road, THORNTON HEATH, CR7 6HN
- **Certificate Issued:** 06/06/2005
- **Work Completed:** 25/11/2003
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £465,000 | 09/04/2026 | Terraced |
| 21 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £249,950 | 10/08/2012 | 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 |
|---------|-------|------|------|
| 37 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU | £400,000 | 26/03/2025 | Terraced |
| 52 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £476,000 | 19/04/2023 | Terraced |
| 4 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH | £470,000 | 31/03/2023 | Terraced |
| 876 LONDON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7PB | £150,000 | 28/02/2023 | Terraced |
| 8 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP | £506,250 | 21/12/2022 | Terraced |
| 9 DOVERCOURT AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LJ | £500,000 | 11/11/2022 | Terraced |
| 68 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £490,000 | 15/09/2022 | Terraced |
| 54 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £470,000 | 26/08/2022 | Terraced |
| [Same street] 85 FLAT 8 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £250,000 | 20/07/2022 | Flat |
| 21 ASHLEY ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HW | £458,000 | 07/03/2022 | Terraced |
| 9 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP | £252,270 | 22/12/2021 | Terraced |
| [Same street] 97 - 99 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £3,358,761 | 17/12/2021 | Other |
| 36 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH | £460,000 | 14/12/2021 | Terraced |
| 82 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HE | £460,000 | 02/12/2021 | Terraced |
| [Same street] 85 FLAT 8 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN | £210,000 | 05/11/2021 | Flat |
| 22 GOLDWELL ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HS | £450,000 | 26/10/2021 | Terraced |
| 4 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LH | £490,000 | 06/10/2021 | Terraced |
| 19 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU | £520,000 | 30/09/2021 | Terraced |

**Street average:** £1,272,920 (3 sales)
**Area average:** £436,835 (15 sales)

## Price vs local average

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

- **Local average:** £426,046 (72 Terraced, CR7, 2024–2026)
- **Deviation:** +5.6%

## Rental Range

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

- **Low:** £1,415/mo
- **Realistic:** £1,572/mo
- **Optimistic:** £1,729/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £808/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 |
|------|------|------|------|------|
| 3 Bed Flat, Heathview Road, CR7 | £2,095/mo | 3 | 0.15 miles | OpenRent |
| 3 Bed Terraced House, Stratford Road, CR7 | £2,000/mo | 3 | 0.3 miles | OpenRent |

**Average rent: £2,048/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £256,000
- **Target investor price (1%):** £204,800

*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 £2,048/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.3×
- **Monthly cashflow:** £46/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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:** £4,167/m²

## Capital growth trend

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

- **5y growth:** 1.7%
- **10y growth:** 16.6%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

108 m²

Council tax band

EPC rating

Last sold

£465,000 Apr 2026

Price per m²

£4,167/m²

Local average

£426,046 (+5.6%)

Deprivation

Decile 3 (7,027 of 33,755)

Street crime

849 incidents within 1 mile (May 2026)

Key features

Situated within the ever popular Grove Estate
Upstairs bathroom & separate WC
3 double bedrooms
Conservatory
Lovely private garden with shed
Potential to extend (STTP)

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

*Vendor comments* "Welcome to our much-loved family home, situated within the very popular Grove Estate. For the past 13 years, it’s been where birthdays were celebrated, garden football matches got too competitive and countless cups of tea were shared. Now, it’s ready for a new family to make it their own and there’s so much potential waiting to be unlocked!
The location is ideal for commuters as Thornton Heath Station is close by and bus links are too. Families will love the many shops and local restaurants close by, as well as great schools including Paxton Academy and Harris Academy Merton (rated ‘Outstanding’); all practically on your doorstep.
The house itself is a mid-terraced property with plenty of scope for improvement. It offers a bright living room, kitchen and dining area leading to the garden, two generous double bedrooms, a large single and a bathroom with separate toilet.
With some imagination, you could knock through the kitchen and dining area for an open-plan layout, convert the loft into a master suite (subject to planning), or extend into the garden for extra living space. The garden itself could become anything from a veggie patch to a modern outdoor entertaining area. And with planning permission, you could even add your own driveway."

Listed by

London

Truuli

Reference: 167273048

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 17/10/2025

Expiry date: 16/10/2035

Current heating cost: £1,136/year

Potential heating cost: £740/year

Est. upgrade cost to C: £25,985

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2762696

Property Details

Street: 21 Grove Road

Town: THORNTON HEATH

Postcode: CR7 6HN

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 06/06/2005

Work Completed: 25/11/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

86% since 2012

Event	Date	Price	% change
Sold	09/04/2026 (3 months ago)	£465,000	+86%
Sold	10/08/2012 (13 years ago)	£249,950	—

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
37 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU	£400,000	26/03/2025	Terraced
52 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£476,000	19/04/2023	Terraced
4 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH	£470,000	31/03/2023	Terraced
876 LONDON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7PB	£150,000	28/02/2023	Terraced
8 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP	£506,250	21/12/2022	Terraced
9 DOVERCOURT AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LJ	£500,000	11/11/2022	Terraced
68 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£490,000	15/09/2022	Terraced
54 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£470,000	26/08/2022	Terraced
Same street 85 FLAT 8 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN	£250,000	20/07/2022	Flat
21 ASHLEY ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HW	£458,000	07/03/2022	Terraced
9 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP	£252,270	22/12/2021	Terraced
Same street 97 - 99 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN	£3,358,761	17/12/2021	Other
36 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HH	£460,000	14/12/2021	Terraced
82 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HE	£460,000	02/12/2021	Terraced
Same street 85 FLAT 8 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HN	£210,000	05/11/2021	Flat
22 GOLDWELL ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HS	£450,000	26/10/2021	Terraced
4 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LH	£490,000	06/10/2021	Terraced
19 MALVERN ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7LU	£520,000	30/09/2021	Terraced

Street average: £1,272,920 (3 sales)

Area average: £436,835 (15 sales)

Capital growth trend

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

5y growth 1.7%

10y growth 16.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Terraced. As of April 2026.

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR7 6HN

Nearby

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

Type	Name	Distance
Bus stop	Langdale Road	0.1 miles
Shop	Greggs	0.2 miles
Shop	K Corner Off-Licence	0.3 miles
Hospital	Sexual Health Clinic	0.4 miles
Hospital	Maternity Reception	0.4 miles
Train station	Thornton Heath	0.7 miles
Train station	Norbury	1.0 miles
University	Horton Halls Reception	3.8 miles
University	University of Wales Trinity Saint David London Campus	5.8 miles

Street-level crime

Category	Count
Violence and sexual offences	295
Anti-social behaviour	191
Vehicle crime	91
Other theft	52
Public order	52
Shoplifting	52
Drugs	43
Robbery	26
Theft from the person	14
Burglary	12
Other crime	8
Possession of weapons	5
Bicycle theft	4
Criminal damage and arson	4
Total incidents	849

Within 1 mile during May 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
Paxton Academy Sports And Science	Primary	0.2 miles	Good — 26 Jan 2023
Winterbourne Junior Girls' School	Primary	0.2 miles	Good — 15 Sep 2024
Winterbourne Nursery and Infants' School	Primary	0.2 miles	Good — 12 Oct 2023
Winterbourne Boys' Academy	Primary	0.2 miles	Good — 30 Mar 2017
Gonville Academy	Primary	0.3 miles	Good — 17 Jul 2012

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
3 Bed Flat, Heathview Road, CR7	£2,095/mo	3	0.15 miles	OpenRent
3 Bed Terraced House, Stratford Road, CR7	£2,000/mo	3	0.3 miles	OpenRent

Average rent: £2,048/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £256,000

Target investor price (1%) £204,800

Gross yield 5.5%

Cost-to-rent ratio 18.3×

Monthly cashflow £46/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

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).