# 29 HUNTER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QJ

## Property details

- Slug: `0eafd17` (address key hash: `0eafd174f396ad06a92d7fc9274b1902682d73a3`)
- Postcode: CR7 8QJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 100 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £550,000 Jan 2026
- Price per m²: £5,500/m²
- Local average: £429,604 (75 sales)
- Street crime: 642 incidents within 1 mile (May 2026)

## Latest sale

- Price: £550,000
- Date: 2026-01-28
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 19/06/2034
- **Current heating cost:** £2,266/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- 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/5220-2069-0631-0005-1433)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £550,000 | Terraced | +41% | £556,491 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-8a1e-d8ea-e063-4704a8c0bf7d) |
| Sold | 2019-04-18 | £390,000 | Terraced | — | £445,242 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8a78b2af-f52b-5cb0-e053-6b04a8c0f504) |

*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 |
|---------|-------|------|------|
| 29 HUNTER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QJ | £550,000 | 28/01/2026 | Terraced |
| 29 HUNTER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QJ | £390,000 | 18/04/2019 | Terraced |

## Historic listings

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

- Matched listing: [149394479](http://87.117.209.195:8080/listings/d24a56f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £550,000 |
| listed | 2024-06-20 | £550,000 |
| sold | 2019-01-01 | £390,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £375,000 | 05/01/2026 | Terraced |
| 138 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL | £620,000 | 28/11/2025 | Terraced |
| 36 LUNA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NY | £382,000 | 28/11/2025 | Terraced |
| 128 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL | £500,000 | 20/11/2025 | Terraced |
| 31 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £560,000 | 20/11/2025 | Terraced |
| 16 KITCHENER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QL | £430,000 | 13/08/2025 | Terraced |
| 66 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £585,000 | 11/04/2025 | Terraced |
| 11 HOBART GARDENS, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LR | £420,000 | 27/03/2025 | Terraced |
| 22 HAMILTON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NL | £542,000 | 12/10/2023 | Terraced |
| 54 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £528,000 | 27/09/2023 | Terraced |
| 107 GRANGE ROAD, UPPER NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6TQ | £440,000 | 18/08/2023 | Terraced |
| 23 LUNA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NZ | £408,500 | 07/08/2023 | Terraced |
| 61 GRANGE PARK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QF | £290,000 | 23/06/2023 | Terraced |
| 78 GRANGE PARK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QB | £255,000 | 16/06/2023 | Terraced |
| 39 KITCHENER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QN | £420,000 | 07/06/2023 | Terraced |
| 37 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £402,750 | 13/04/2023 | Terraced |
| 52 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NP | £365,000 | 31/03/2023 | Terraced |
| 138 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QZ | £440,000 | 17/03/2023 | Terraced |
| 69 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QR | £422,500 | 03/02/2023 | Terraced |
| 52 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NP | £350,000 | 28/10/2022 | Terraced |

**Area average:** £436,788 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 3-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Osterley Gardens, Thornton Heath, CR7](http://87.117.209.195:8080/listings/87e7915) | £650,000 | 4 | Terraced | 0.53 mi |

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 9.2%

## 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:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (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, Livingstone Road, CR7 | £2,300/mo | 3 | 0.33 miles | OpenRent |

**Average rent: £2,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.9×
- **Monthly cashflow:** £-121/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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 | 208 |
| Anti-social behaviour | 167 |
| Vehicle crime | 69 |
| Other theft | 46 |
| Public order | 33 |
| Drugs | 31 |
| Shoplifting | 21 |
| Burglary | 19 |
| Theft from the person | 15 |
| Robbery | 14 |
| Other crime | 10 |
| Criminal damage and arson | 4 |
| Possession of weapons | 4 |
| Bicycle theft | 1 |
| **Total incidents** | **642** |

*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 |
|------|------|----------|--------|
| Beulah Infants' School | Primary | 0.2 miles | Good — 12 Sep 2017 |
| Beulah Junior School | Primary | 0.2 miles | Requires improvement — 18 Jul 2024 |
| Thornton Heath Nursery School | Nursery | 0.4 miles | Good — 27 Nov 2023 |
| Whitehorse Manor Infant School | Primary | 0.5 miles | Good — 2 May 2024 |
| Whitehorse Manor Junior School | Primary | 0.5 miles | Good — 10 Sep 2012 |