Terraced

64 NORTON GARDENS

LONDON, CROYDON, GREATER LONDON, SW16 4TA

£475,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SW16 4TA

Nearby

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

Type	Name	Distance
Bus stop	Freeman Court	0.1 miles
Shop	Get Paid	0.3 miles
Train station	Norbury	0.4 miles
Hospital	Sexual Health Clinic	1.4 miles
University	Horton Halls Reception	2.9 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

90 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£475,000 Feb 2026

Price per m²

£5,278/m²

Local average

£674,174 (73 sales)

Street crime

549 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 07/07/2020

Expiry date: 06/07/2030

Current heating cost: £539/year

Potential heating cost: £361/year

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

Recommendations

Increase loft insulation to 270 mm (350)
50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (15)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	13/02/2026	£475,000	Terraced	—	£486,346 to April 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
sold	01/01/2026	£475,000
listed	04/04/2025	£475,000
sold	01/01/2002	£175,000
sold	01/01/2001	£115,000

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
75 TURLE ROAD, LONDON, MERTON, GREATER LONDON, SW16 5QW	£465,000	09/01/2026	Terraced
94 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA	£450,000	05/12/2025	Terraced
172 STANFORD ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4QB	£440,000	28/11/2025	Terraced
77 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SU	£390,000	28/11/2025	Terraced
40 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4SZ	£460,000	20/11/2025	Terraced
61 SEMLEY ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4PL	£550,000	10/11/2025	Terraced
30 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BQ	£400,000	22/08/2025	Terraced
89 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SU	£395,000	06/08/2025	Terraced
53 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SR	£341,000	30/07/2025	Terraced
153 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BJ	£453,000	08/07/2025	Terraced
162 NORBURY COURT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4HY	£445,000	30/08/2024	Terraced
26 BAVANT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SW	£425,000	24/11/2023	Terraced
105 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BJ	£400,000	23/11/2023	Terraced
234 NORTHBOROUGH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BA	£380,000	22/11/2023	Terraced
32 STANFORD ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4QA	£450,000	20/10/2023	Terraced
82 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA	£400,000	16/10/2023	Terraced
93 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BJ	£475,000	25/09/2023	Terraced
73 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SU	£400,000	23/08/2023	Terraced
274 NORTHBOROUGH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BA	£442,000	17/08/2023	Terraced
106 SEMLEY ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4PJ	£635,000	12/07/2023	Terraced

Area average: £439,800 (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 5.3%

10y growth 4.8%

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

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Huntingdon: 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 Maisonette, Glencairn Road, SW16	£2,250/mo	3	0.46 miles	OpenRent
3 Bed Terraced House, Hepworth Road, SW16	£2,999/mo	3	0.47 miles	OpenRent

Average rent: £2,625/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £328,125

Target investor price (1%) £262,500

Gross yield 6.6%

Cost-to-rent ratio 15.1×

Monthly cashflow £467/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)

Street-level crime

Category	Count
Violence and sexual offences	189
Anti-social behaviour	124
Vehicle crime	69
Shoplifting	43
Drugs	27
Public order	25
Other theft	21
Burglary	17
Robbery	13
Other crime	7
Theft from the person	7
Possession of weapons	4
Criminal damage and arson	2
Bicycle theft	1
Total incidents	549

Within 1 mile during May 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
Norbury Manor Primary School	Primary	0.1 miles	Good — 16 Nov 2017
Woodmansterne School	Other	0.4 miles	Good — 23 Jun 2019
William Morris Primary School	Primary	0.5 miles	Good — 24 Mar 2017
Harris Academy Merton	Secondary	0.5 miles	Outstanding — 16 Oct 2022
Harris Primary Academy Merton	Primary	0.5 miles	Outstanding — 13 Sep 2017

FENSA

No FENSA certificates found for this address.

# 64 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA

## Property details

- Slug: `0787d49` (address key hash: `0787d497d676bb75297eb9c642b3372eedc8e07d`)
- Postcode: SW16 4TA
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 90 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £475,000 Feb 2026
- Price per m²: £5,278/m²
- Local average: £674,174 (73 sales)
- Street crime: 549 incidents within 1 mile (May 2026)

## Latest sale

- Price: £475,000
- Date: 2026-02-13
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/07/2030
- **Current heating cost:** £539/year

### Recommendations
- A (350)
- Q (14,000)
- W1 (1,200)
- E (15)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8470-6123-7800-9643-9202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £475,000 | Terraced | — | £486,346 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-8932-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 64 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA | £475,000 | 13/02/2026 | Terraced |

## Historic listings

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

- Matched listing: [160283861](http://87.117.209.195:8080/listings/b9f9457)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £475,000 |
| listed | 2025-04-04 | £475,000 |
| sold | 2002-01-01 | £175,000 |
| sold | 2001-01-01 | £115,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 75 TURLE ROAD, LONDON, MERTON, GREATER LONDON, SW16 5QW | £465,000 | 09/01/2026 | Terraced |
| 94 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA | £450,000 | 05/12/2025 | Terraced |
| 172 STANFORD ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4QB | £440,000 | 28/11/2025 | Terraced |
| 77 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SU | £390,000 | 28/11/2025 | Terraced |
| 40 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4SZ | £460,000 | 20/11/2025 | Terraced |
| 61 SEMLEY ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4PL | £550,000 | 10/11/2025 | Terraced |
| 30 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BQ | £400,000 | 22/08/2025 | Terraced |
| 89 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SU | £395,000 | 06/08/2025 | Terraced |
| 53 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SR | £341,000 | 30/07/2025 | Terraced |
| 153 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BJ | £453,000 | 08/07/2025 | Terraced |
| 162 NORBURY COURT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4HY | £445,000 | 30/08/2024 | Terraced |
| 26 BAVANT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SW | £425,000 | 24/11/2023 | Terraced |
| 105 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BJ | £400,000 | 23/11/2023 | Terraced |
| 234 NORTHBOROUGH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BA | £380,000 | 22/11/2023 | Terraced |
| 32 STANFORD ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4QA | £450,000 | 20/10/2023 | Terraced |
| 82 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA | £400,000 | 16/10/2023 | Terraced |
| 93 TYLECROFT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BJ | £475,000 | 25/09/2023 | Terraced |
| 73 NEWLANDS ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4SU | £400,000 | 23/08/2023 | Terraced |
| 274 NORTHBOROUGH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BA | £442,000 | 17/08/2023 | Terraced |
| 106 SEMLEY ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4PJ | £635,000 | 12/07/2023 | Terraced |

**Area average:** £439,800 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.3%
- **10y growth:** 4.8%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## Rental Range

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

- **Low:** £1,415/mo
- **Realistic:** £1,572/mo
- **Optimistic:** £1,729/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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 Maisonette, Glencairn Road, SW16 | £2,250/mo | 3 | 0.46 miles | OpenRent |
| 3 Bed Terraced House, Hepworth Road, SW16 | £2,999/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £2,625/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £328,125
- **Target investor price (1%):** £262,500

*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 £2,625/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.1×
- **Monthly cashflow:** £467/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 | 189 |
| Anti-social behaviour | 124 |
| Vehicle crime | 69 |
| Shoplifting | 43 |
| Drugs | 27 |
| Public order | 25 |
| Other theft | 21 |
| Burglary | 17 |
| Robbery | 13 |
| Other crime | 7 |
| Theft from the person | 7 |
| Possession of weapons | 4 |
| Criminal damage and arson | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **549** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Norbury Manor Primary School | Primary | 0.1 miles | Good — 16 Nov 2017 |
| Woodmansterne School | Other | 0.4 miles | Good — 23 Jun 2019 |
| William Morris Primary School | Primary | 0.5 miles | Good — 24 Mar 2017 |
| Harris Academy Merton | Secondary | 0.5 miles | Outstanding — 16 Oct 2022 |
| Harris Primary Academy Merton | Primary | 0.5 miles | Outstanding — 13 Sep 2017 |