# 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

- ![Photo](/listings/photos/167273048/1248479)
- ![Photo](/listings/photos/167273048/1248480)
- ![Photo](/listings/photos/167273048/1248481)
- ![Photo](/listings/photos/167273048/1248482)
- ![Photo](/listings/photos/167273048/1248483)
- ![Photo](/listings/photos/167273048/1248484)
- ![Photo](/listings/photos/167273048/1248485)
- ![Photo](/listings/photos/167273048/1248486)
- ![Photo](/listings/photos/167273048/1248487)
- ![Photo](/listings/photos/167273048/1248488)
- ![Photo](/listings/photos/167273048/1248489)
- ![Photo](/listings/photos/167273048/1248490)

## 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:** 1.6%
- **10y growth:** 13.6%

## 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)