# 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)