# 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)