Semi-Detached 3 sales on record

40 HAYDN AVENUE

PURLEY, CROYDON, GREATER LONDON, CR8 4AE

£495,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CR8 4AE

Nearby

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

Type	Name	Distance
Bus stop	Lodge Hill	0.1 miles
Shop	Choice Food & Wine	0.5 miles
Train station	Reedham	0.5 miles
Hospital	Croydon Heart Centre	4.4 miles
University	Horton Halls Reception	8.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

84 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£495,000 Jul 2026

Price per m²

£5,893/m²

Local average

£608,174 (23 sales)

Street crime

172 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 13/06/2022

Expiry date: 12/06/2032

Current heating cost: £594/year

Potential heating cost: £339/year

Est. upgrade cost to C: £19,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	14/07/2026	£495,000	Semi-detached	+50.5%	£495,000 to July 2026	View transaction
Sold	15/03/2013	£329,000	Semi-detached	+139.3%	£602,193 to July 2026	View transaction
Sold	06/08/1999	£137,500	Semi-detached	—	£577,376 to July 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	30/01/2026	£512,500
sold	01/01/2026	£495,000
sold	01/01/2013	£329,000
sold	01/01/2006	£295,000
sold	01/01/2003	£249,950
sold	01/01/1999	£137,500

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
93 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AJ	£610,000	13/10/2023	Semi-detached
32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£562,500	31/08/2023	Semi-detached
112 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH	£650,000	16/12/2022	Semi-detached
12 BURCOTT ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4AA	£815,000	25/11/2022	Semi-detached
2A BENCOMBE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4DQ	£1,000,000	25/11/2022	Semi-detached
34 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£590,000	09/11/2022	Semi-detached
19 HARTLEY HILL, PURLEY, CROYDON, GREATER LONDON, CR8 4EP	£495,000	12/10/2022	Semi-detached
50 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£525,000	05/10/2022	Semi-detached
32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£426,000	16/05/2022	Semi-detached
82 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DD	£586,500	12/05/2022	Semi-detached
88 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2HJ	£775,000	31/01/2022	Semi-detached
95B OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DP	£455,000	28/01/2022	Semi-detached
30 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£550,000	21/01/2022	Semi-detached
128 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH	£550,000	01/11/2021	Semi-detached

Area average: £613,571 (14 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 6%

10y growth 13.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Semi-detached. As of July 2026.

1y (index) -2%

5y (index) 4.7%

10y (index) 12.6%

Rental Range

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

Low £1,424/mo

Realistic £1,582/mo

Optimistic £1,740/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Outer North London: Apr 2025 – Mar 2026

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 Terraced House, Elmford Close, CR8	£2,600/mo	3	0.62 miles	OpenRent
3 Bed Terraced House, Deepfield Way, CR5	£2,500/mo	3	0.7 miles	OpenRent

Average rent: £2,550/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.52%

Max investor price (0.8%) £318,750

Target investor price (1%) £255,000

Gross yield 6.2%

Cost-to-rent ratio 16.2×

Monthly cashflow £321/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.7%

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

Job (default Low)

Registered land (INSPIRE)

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

Plot: ~403 m² (0.10 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Anti-social behaviour	49
Violence and sexual offences	45
Vehicle crime	23
Shoplifting	15
Burglary	12
Other theft	9
Drugs	7
Public order	7
Robbery	2
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	172

Within 1 mile during Aug 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
Beaumont Primary School	Primary	0.3 miles	Outstanding — 17 Jan 2018
St Nicholas School	Other	0.3 miles	Requires improvement — 27 Jun 2024
Harris Primary Academy Kenley	Primary	0.6 miles	Outstanding — 15 Jul 2015
New Valley Primary School	Primary	0.7 miles	Good — 12 Jul 2017
The Hayes Primary School	Primary	0.7 miles	Good — 6 Jul 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
26/06/2022	08/06/2022	4	—
18/07/2021	02/06/2021	—	3
16/08/2004	16/07/2004	—	1

# 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE

## Property details

- Slug: `17cd02c` (address key hash: `17cd02c3153ef835debc748b5743dd523cde8fb6`)
- Postcode: CR8 4AE
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 84 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £495,000 Jul 2026
- Price per m²: £5,893/m²
- Local average: £608,174 (23 sales)
- Street crime: 172 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £495,000
- Date: 2026-07-14
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/06/2032
- **Current heating cost:** £594/year
- **Est. upgrade cost to C:** £19,725

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/2020-5145-5169-0902-5516)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-14 | £495,000 | Semi-detached | +50.5% | £495,000 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e9-43ff-29c7-e063-4804a8c015bc) |
| Sold | 2013-03-15 | £329,000 | Semi-detached | +139.3% | £602,193 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/c87c95e2-f517-4b67-a727-350679a0fcfb) |
| Sold | 1999-08-06 | £137,500 | Semi-detached | — | £577,376 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/2a59a11d-34b5-416c-b2d6-ccb866d6ef22) |

*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 |
|---------|-------|------|------|
| 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £495,000 | 14/07/2026 | Semi-detached |
| 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £329,000 | 15/03/2013 | Semi-detached |
| 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £137,500 | 06/08/1999 | Semi-detached |

## Historic listings

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

- Matched listing: [171660848](http://87.117.209.195:8080/listings/781237a)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-30 | £512,500 |
| sold | 2026-01-01 | £495,000 |
| sold | 2013-01-01 | £329,000 |
| sold | 2006-01-01 | £295,000 |
| sold | 2003-01-01 | £249,950 |
| sold | 1999-01-01 | £137,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 93 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AJ | £610,000 | 13/10/2023 | Semi-detached |
| 32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £562,500 | 31/08/2023 | Semi-detached |
| 112 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH | £650,000 | 16/12/2022 | Semi-detached |
| 12 BURCOTT ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4AA | £815,000 | 25/11/2022 | Semi-detached |
| 2A BENCOMBE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4DQ | £1,000,000 | 25/11/2022 | Semi-detached |
| 34 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £590,000 | 09/11/2022 | Semi-detached |
| 19 HARTLEY HILL, PURLEY, CROYDON, GREATER LONDON, CR8 4EP | £495,000 | 12/10/2022 | Semi-detached |
| 50 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £525,000 | 05/10/2022 | Semi-detached |
| 32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £426,000 | 16/05/2022 | Semi-detached |
| 82 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DD | £586,500 | 12/05/2022 | Semi-detached |
| 88 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2HJ | £775,000 | 31/01/2022 | Semi-detached |
| 95B OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DP | £455,000 | 28/01/2022 | Semi-detached |
| 30 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £550,000 | 21/01/2022 | Semi-detached |
| 128 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH | £550,000 | 01/11/2021 | Semi-detached |

**Area average:** £613,571 (14 sales)

## Capital growth trend

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

- **5y growth:** 6%
- **10y growth:** 13.6%

## House Price Index (HM Land Registry)

*Official index for Croydon; Semi-detached series; as of July 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** 4.7%
- **10y growth (index):** 12.6%

## Rental Range

*ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,424/mo
- **Realistic:** £1,582/mo
- **Optimistic:** £1,740/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North London (Apr 2025 – Mar 2026).*

## 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 Terraced House, Elmford Close, CR8 | £2,600/mo | 3 | 0.62 miles | OpenRent |
| 3 Bed Terraced House, Deepfield Way, CR5 | £2,500/mo | 3 | 0.7 miles | OpenRent |

**Average rent: £2,550/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £318,750
- **Target investor price (1%):** £255,000

*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 £2,550/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.2×
- **Monthly cashflow:** £321/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.7%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 49 |
| Violence and sexual offences | 45 |
| Vehicle crime | 23 |
| Shoplifting | 15 |
| Burglary | 12 |
| Other theft | 9 |
| Drugs | 7 |
| Public order | 7 |
| Robbery | 2 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **172** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Beaumont Primary School | Primary | 0.3 miles | Outstanding — 17 Jan 2018 |
| St Nicholas School | Other | 0.3 miles | Requires improvement — 27 Jun 2024 |
| Harris Primary Academy Kenley | Primary | 0.6 miles | Outstanding — 15 Jul 2015 |
| New Valley Primary School | Primary | 0.7 miles | Good — 12 Jul 2017 |
| The Hayes Primary School | Primary | 0.7 miles | Good — 6 Jul 2023 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #15264542
- **Address:** 40 Haydn Avenue, PURLEY, CR8 4AE
- **Certificate Issued:** 26/06/2022
- **Work Completed:** 08/06/2022
- **Items:** 4 window(s)

### FENSA Certificate #14689968
- **Address:** 40 Haydn Avenue, PURLEY, CR8 4AE
- **Certificate Issued:** 18/07/2021
- **Work Completed:** 02/06/2021
- **Items:** 3 door(s)

### FENSA Certificate #1954487
- **Address:** 40 Haydn Avenue, Purley, CR8 4AE
- **Certificate Issued:** 16/08/2004
- **Work Completed:** 16/07/2004
- **Items:** 1 door(s)