# 2 bedroom semi-detached house for sale (HP23 5PY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 80 GROVE GARDENS, TRING, HERTFORDSHIRE HP23 5PY |
| Price | £392,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 64 m² |
| Last sold | £380,000 May 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 01/07/2031
- **Est. upgrade cost to C:** £14,755

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- E (£30)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2281-5411-7245-9612-9481)

## Description

A beautifully presented two bedroom semi detached home situated in the popular Grove area offering easy access to the High Street and train station. Further benefits include driveway parking, kitchen/breakfast room, and enclosed rear garden. 

The Grove area is one of Tring's premier locations, offering easy access to the Grove Park School and Tring School as well as being the closest area of Tring to Tring Train Station and is also no more than a ten minute walk to the High Street.

## Property Photos

- ![Photo 4](/listings/photos/127506350/1342917) - Photo 4
- ![Photo 7](/listings/photos/127506350/1342919) - Photo 7
- ![Photo 5](/listings/photos/127506350/1342920) - Photo 5
- ![Photo 3](/listings/photos/127506350/1342922) - Photo 3
- ![Photo 8](/listings/photos/127506350/1342923) - Photo 8
- ![Photo 10](/listings/photos/127506350/1342924) - Photo 10
- ![Photo 9](/listings/photos/127506350/1342925) - Photo 9
- ![Photo 2](/listings/photos/127506350/1342926) - Photo 2
- ![Photo 12](/listings/photos/127506350/1342927) - Photo 12
- ![Photo 6](/listings/photos/127506350/1342929) - Photo 6

## Floorplans

- ![Floor plan](/listings/photos/127506350/1342934) - Floor plan

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/127506350/1342937) - Energy Performance Certificate

## FENSA Certificates

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

### FENSA Certificate #2728153
- **Address:** 80 Grove Gardens, TRING, HP23 5PY
- **Certificate Issued:** 23/05/2005
- **Work Completed:** 27/04/2005
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £380,000 | 25/05/2023 | Semi-detached |
| 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £385,000 | 19/11/2021 | Semi-detached |
| 80 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PY | £235,000 | 10/09/2010 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 64 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QB | £235,000 | 28/07/2025 | Semi-detached |
| 19 GROVE GARDENS, TRING, DACORUM, HERTFORDSHIRE, HP23 5PX | £610,000 | 07/08/2024 | Semi-detached |
| 5 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £356,000 | 17/11/2023 | Semi-detached |
| 31 NEW MILL TERRACE, TRING, DACORUM, HERTFORDSHIRE, HP23 5ET | £450,000 | 27/10/2023 | Semi-detached |
| 6 FIELDS END, TRING, DACORUM, HERTFORDSHIRE, HP23 5ER | £455,500 | 26/01/2023 | Semi-detached |
| 63 WINGRAVE ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 5HE | £497,200 | 17/10/2022 | Semi-detached |
| 49 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £350,000 | 06/10/2022 | Semi-detached |
| 14 HUNTERS CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5QA | £235,000 | 21/06/2022 | Semi-detached |
| 24 VERNEY CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5LB | £695,000 | 05/05/2022 | Semi-detached |
| 25 CHAPEL MEADOW, TRING, DACORUM, HERTFORDSHIRE, HP23 5HB | £437,000 | 11/02/2022 | Semi-detached |
| 8 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £370,000 | 17/12/2021 | Semi-detached |
| 20 MEADOWBROOK, TRING, DACORUM, HERTFORDSHIRE, HP23 5HR | £339,950 | 10/12/2021 | Semi-detached |
| 35 GWYNNE CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5EN | £389,000 | 03/12/2021 | Semi-detached |
| 16 MULBERRY CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 5DZ | £425,000 | 14/09/2021 | Semi-detached |
| 35 MOREFIELDS, TRING, DACORUM, HERTFORDSHIRE, HP23 5EU | £475,000 | 11/08/2021 | Semi-detached |

**Area average:** £421,310 (15 sales)

## Price vs local average

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

- **Local average:** £526,585 (13 Semi-detached, HP23, 2024–2026)
- **Deviation:** -25.6%

## 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):** £992/mo

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £197,375
- **Target investor price (1%):** £157,900

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £6,125/m²

## Capital growth trend

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

- **5y growth:** -11.7%
- **10y growth:** 1.9%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Semi-detached series; as of April 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 15.6%
- **10y growth (index):** 30.3%

## 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)