Sold Flat

21A

ASH GROVE, LONDON, GREATER LONDON SE20 7RD

1 beds 1 baths 67 m² Listed 25 May 2024 (-739d)

£240,000

Guide Price

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# 1 bedroom flat for sale (SE20 7RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21A, ASH GROVE, LONDON, GREATER LONDON SE20 7RD |
| Price | £240,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £240,000 Sep 2014 |

## Description

A second floor flat in a four story Victorian building offering a reception room, kitchen, double bedroom and bathroom. Outside there is a South facing communal garden. The property is located under half a mile of Birkbeck mainline station and Betts Park which has a football pitch, basket ball court , playground with sports club and canal views.

## Property Photos

- ![Photo](/listings/photos/148419308/321548)
- ![Photo](/listings/photos/148419308/321552)
- ![Photo](/listings/photos/148419308/321557)
- ![Photo](/listings/photos/148419308/321561)
- ![Photo](/listings/photos/148419308/321566)
- ![Photo](/listings/photos/148419308/321572)
- ![Photo](/listings/photos/148419308/321578)
- ![Photo](/listings/photos/148419308/321583)
- ![Photo](/listings/photos/148419308/321589)

## Floorplans

- ![Floorplan 1](/listings/photos/148419308/321593) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/148419308/321604) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21A ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD | £240,000 | 30/09/2014 | Flat |
| 21A ASH GROVE, LONDON, BROMLEY, GREATER LONDON, SE20 7RD | £43,000 | 15/01/1999 | 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 |
| 18 SAMOS ROAD, ANERLEY, LONDON, BROMLEY, GREATER LONDON, SE20 7TU | £490,000 | 03/03/2023 | 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 |
| 24A SAMOS ROAD, ANERLEY, LONDON, BROMLEY, GREATER LONDON, SE20 7TU | £452,875 | 09/12/2022 | Flat |
| TAYLOR COURT, 67 FLAT 1 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7UU | £217,500 | 06/12/2022 | 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:** £284,393 (20 sales)

## Price vs local average

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

- **Local average:** £325,661 (38 Flat, SE20, 2024–2026)
- **Deviation:** -26.3%

## 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:** 0.4% (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:** 4.7%
- **Cost-to-rent:** 21.1×
- **Monthly cashflow:** £-116/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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).*

## Capital growth trend

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

- **5y growth:** -8.1%
- **10y growth:** -11%

## 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:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

LEASEHOLD (99 years remaining on lease)

Floor area

67 m²

Last sold

£240,000 Sep 2014

Local average

£325,661 (-26.3%)

Deprivation

Decile 5 (15,477 of 33,755)

Street crime

460 incidents within 1 mile (Mar 2026)

Key features

Victorian Conversion
Second Floor
Double Bedroom
Communal Gardens

Additional details

Garden: Yes

Description

Listed by

London

Malixons Estate Agents Ltd

Reference: 148419308

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

458% since 1999

Event	Date	Price	% change
Sold	30/09/2014 (11 years ago)	£240,000	+458.1%
Sold	15/01/1999 (27 years ago)	£43,000	—

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
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
18 SAMOS ROAD, ANERLEY, LONDON, BROMLEY, GREATER LONDON, SE20 7TU	£490,000	03/03/2023	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
24A SAMOS ROAD, ANERLEY, LONDON, BROMLEY, GREATER LONDON, SE20 7TU	£452,875	09/12/2022	Flat
TAYLOR COURT, 67 FLAT 1 ELMERS END ROAD, LONDON, BROMLEY, GREATER LONDON, SE20 7UU	£217,500	06/12/2022	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: £284,393 (20 sales)

Capital growth trend

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

5y growth -8.1%

10y growth -11%

House Price Index (HM Land Registry — official index, not sold-price averages): Bromley. Series: Flats and maisonettes. As of March 2026.

1y (index) -3%

5y (index) 2.8%

10y (index) 10%

Rental Range

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

Low £1,506/mo

Realistic £1,673/mo

Optimistic £1,840/mo

Based on Local Authority from postcode lookup → Bromley.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE20 7RD

Nearby

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

Type	Name	Distance
Bus stop	Ash Grove	0.1 miles
Shop	The Co-operative Food	0.1 miles
Shop	Co-operative	0.1 miles
Train station	Birkbeck	0.3 miles
Train station	Anerley	0.5 miles
Hospital	Sloane Hospital	2.3 miles
Hospital	British Home & Hospital for Incurables	2.4 miles
University	University of Wales Trinity Saint David London Campus	5.5 miles
University	Horton Halls Reception	5.6 miles

Street-level crime

Category	Count
Violence and sexual offences	137
Anti-social behaviour	91
Vehicle crime	51
Criminal damage and arson	35
Shoplifting	34
Other theft	32
Public order	23
Burglary	16
Drugs	16
Robbery	8
Bicycle theft	6
Other crime	5
Theft from the person	4
Possession of weapons	2
Total incidents	460

Within 1 mile during Mar 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
St Anthony's Catholic Primary School	Primary	0.2 miles	Good — 18 Apr 2016
Stewart Fleming Primary School	Primary	0.2 miles	Outstanding — 7 Sep 2016
Churchfields Primary School	Primary	0.5 miles	Good — 21 Nov 2023
Harris Primary Academy Kent House	Primary	0.5 miles	Outstanding — 7 Jun 2016
St John's Church of England Primary School	Primary	0.6 miles	— (Inspected (no overall grade))

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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £118,625

Target investor price (1%) £94,900

Gross yield 4.7%

Cost-to-rent ratio 21.1×

Monthly cashflow £-116/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).