Flats/Maisonettes 2 sales on record

2 FLAT 3 WEST HILL

SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA

£342,500

Location

Map view View on Google Maps View on OpenStreetMap Street View CR2 0SA

Nearby

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

Type	Name	Distance
Bus stop	Beechwood Road	0.2 miles
Shop	DC Tann Elmfield Fine Foods	0.2 miles
Train station	Sanderstead	0.3 miles
Hospital	Patient Advice and Liaison Service (PALS)	3.0 miles
University	Horton Halls Reception	7.3 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£342,500 Mar 2026

Local average

£242,742 (64 sales)

Street crime

177 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/03/2026	£342,500	Flat	-21.3%	£347,943 to May 2026	View transaction
Sold	10/12/2020	£435,000	Flat	—	£425,492 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
listed	20/04/2026	£1,800
sold	01/01/2026	£342,500
sold	01/01/2020	£435,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
JASMINE LODGE, 2A FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA	£475,000	18/12/2025	Flat
35B MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG	£245,000	10/12/2025	Flat
9 THERESA'S WALK, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AU	£340,000	06/01/2025	Flat
7 FLAT 4 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT	£280,000	09/10/2023	Flat
9 FLAT 7 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT	£200,000	28/09/2023	Flat
43 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT	£235,000	22/09/2023	Flat
31 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT	£275,000	07/09/2023	Flat
9 FLAT 5 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT	£272,000	01/09/2023	Flat
LONGACRE COURT, 21 8 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG	£186,000	24/07/2023	Flat
RED HOUSE APARTMENTS, 269 FLAT 2 SANDERSTEAD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AG	£265,000	06/03/2023	Flat
27 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT	£293,500	24/02/2023	Flat
CROSSWAYS HOUSE FLAT 4 209 SANDERSTEAD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0FF	£345,000	24/02/2023	Flat
11 THERESAS WALK, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AU	£300,000	06/01/2023	Flat
44 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT	£290,000	20/12/2022	Flat
9 WISLEY COURT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0QY	£270,000	16/12/2022	Flat
60A BEECHWOOD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AA	£360,000	25/11/2022	Flat
1 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SB	£390,500	10/10/2022	Flat
2 FLAT 4 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BE	£336,500	05/08/2022	Flat
WENDOVER COURT, 27 11 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG	£205,000	13/07/2022	Flat
3 WISLEY COURT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0QY	£245,000	28/06/2022	Flat

Area average: £290,425 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -18.5%

10y growth -1.2%

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

1y (index) -2.8%

5y (index) -6.6%

10y (index) 1.5%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Kingsdown Avenue, CR2	£1,150/mo	1	0.65 miles	OpenRent

Average rent: £1,150/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £143,750

Target investor price (1%) £115,000

Gross yield 4%

Cost-to-rent ratio 24.8×

Monthly cashflow £-339/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.1%

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~1,401 m² (0.35 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	30
Vehicle crime	26
Shoplifting	17
Other theft	12
Burglary	8
Drugs	8
Public order	7
Robbery	4
Criminal damage and arson	2
Other crime	2
Bicycle theft	1
Possession of weapons	1
Theft from the person	1
Total incidents	177

Within 1 mile during Jun 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
Ridgeway Primary School	Primary	0.2 miles	Good — 4 Dec 2018
Purley Oaks Primary School	Primary	0.6 miles	Good — 10 Oct 2019
St Peter's Primary School	Primary	0.8 miles	Good — 28 Feb 2013
Cumnor House School	Other	0.9 miles	— (No rating)
Harris Primary Academy Haling Park	Primary	0.9 miles	Outstanding — 28 Jun 2017

FENSA

No FENSA certificates found for this address.

# 2 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA

## Property details

- Slug: `7487c90` (address key hash: `7487c900b5f49d88a37e22df8439bd7135db3614`)
- Postcode: CR2 0SA
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £342,500 Mar 2026
- Local average: £242,742 (64 sales)
- Street crime: 177 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £342,500
- Date: 2026-03-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £342,500 | Flat | -21.3% | £347,943 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5c3c-b8d0-e063-4704a8c08d98) |
| Sold | 2020-12-10 | £435,000 | Flat | — | £425,492 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/0b853950-5d6f-69a5-e063-4704a8c07dac) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA | £342,500 | 20/03/2026 | Flat |
| 2 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA | £435,000 | 10/12/2020 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [174698672](http://87.117.209.195:8080/listings/9b20066)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-04-20 | £1,800 |
| sold | 2026-01-01 | £342,500 |
| sold | 2020-01-01 | £435,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| JASMINE LODGE, 2A FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA | £475,000 | 18/12/2025 | Flat |
| 35B MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG | £245,000 | 10/12/2025 | Flat |
| 9 THERESA'S WALK, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AU | £340,000 | 06/01/2025 | Flat |
| 7 FLAT 4 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT | £280,000 | 09/10/2023 | Flat |
| 9 FLAT 7 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT | £200,000 | 28/09/2023 | Flat |
| 43 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £235,000 | 22/09/2023 | Flat |
| 31 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £275,000 | 07/09/2023 | Flat |
| 9 FLAT 5 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT | £272,000 | 01/09/2023 | Flat |
| LONGACRE COURT, 21 8 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG | £186,000 | 24/07/2023 | Flat |
| RED HOUSE APARTMENTS, 269 FLAT 2 SANDERSTEAD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AG | £265,000 | 06/03/2023 | Flat |
| 27 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £293,500 | 24/02/2023 | Flat |
| CROSSWAYS HOUSE FLAT 4 209 SANDERSTEAD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0FF | £345,000 | 24/02/2023 | Flat |
| 11 THERESAS WALK, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AU | £300,000 | 06/01/2023 | Flat |
| 44 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £290,000 | 20/12/2022 | Flat |
| 9 WISLEY COURT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0QY | £270,000 | 16/12/2022 | Flat |
| 60A BEECHWOOD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AA | £360,000 | 25/11/2022 | Flat |
| 1 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SB | £390,500 | 10/10/2022 | Flat |
| 2 FLAT 4 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BE | £336,500 | 05/08/2022 | Flat |
| WENDOVER COURT, 27 11 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG | £205,000 | 13/07/2022 | Flat |
| 3 WISLEY COURT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0QY | £245,000 | 28/06/2022 | Flat |

**Area average:** £290,425 (20 sales)

## Capital growth trend

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

- **5y growth:** -18.5%
- **10y growth:** -1.2%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -2.8%
- **5y growth (index):** -6.6%
- **10y growth (index):** 1.5%

## Rental Range

*ONS Price Index of Private Rents (Croydon). 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Kingsdown Avenue, CR2 | £1,150/mo | 1 | 0.65 miles | OpenRent |

**Average rent: £1,150/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.8×
- **Monthly cashflow:** £-339/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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).*

## 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)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 58 |
| Anti-social behaviour | 30 |
| Vehicle crime | 26 |
| Shoplifting | 17 |
| Other theft | 12 |
| Burglary | 8 |
| Drugs | 8 |
| Public order | 7 |
| Robbery | 4 |
| Criminal damage and arson | 2 |
| Other crime | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **177** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Ridgeway Primary School | Primary | 0.2 miles | Good — 4 Dec 2018 |
| Purley Oaks Primary School | Primary | 0.6 miles | Good — 10 Oct 2019 |
| St Peter's Primary School | Primary | 0.8 miles | Good — 28 Feb 2013 |
| Cumnor House School | Other | 0.9 miles | — (No rating) |
| Harris Primary Academy Haling Park | Primary | 0.9 miles | Outstanding — 28 Jun 2017 |