# 110 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ

## Property details

- Slug: `19d734b` (address key hash: `19d734be09cfe284dda3a8faf8e42a22c8aa18f7`)
- Postcode: SE19 2RZ
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 73 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £275,000 Apr 2026
- Price per m²: £3,767/m²
- Local average: £375,771 (86 sales)
- Street crime: 597 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £275,000
- Date: 2026-04-10
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 23/04/2035
- **Current heating cost:** £764/year
- **Est. upgrade cost to C:** £1,873

### Recommendations
- A2 (£850 - £1,500)
- C (£15 - £30)
- E (£20)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2834-7440-2625-5945)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-10 | £275,000 | Flat | +6.8% | £275,000 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5984-b8d0-e063-4704a8c08d98) |
| Sold | 2014-08-22 | £257,500 | Flat | — | £325,512 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4a190b1c-f0d5-44e7-88f7-f40b26f41cdf) |

*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 |
|---------|-------|------|------|
| 110 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ | £275,000 | 10/04/2026 | Flat |
| 110 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ | £257,500 | 22/08/2014 | Flat |

## Historic listings

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

- Matched listing: [87218862](http://87.117.209.195:8080/listings/f461fd8)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £275,000 |
| listed | 2025-07-10 | £275,000 |
| sold | 2014-01-01 | £257,500 |
| sold | 2007-01-01 | £142,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 27 SECOND FLOOR SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RU | £390,000 | 02/12/2025 | Flat |
| 13 AUCKLAND RISE, LONDON, CROYDON, GREATER LONDON, SE19 2DX | £300,000 | 14/11/2025 | Flat |
| 74 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ | £370,000 | 19/03/2025 | Flat |
| MOWBRAY GRANGE, 2 FLAT G MOWBRAY ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RN | £403,000 | 17/01/2025 | Flat |
| 8 FLAT 2 MOWBRAY ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RN | £600,000 | 05/07/2024 | Flat |
| 16 FLAT 4 MOWBRAY ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RN | £577,500 | 28/06/2024 | Flat |
| MOWBRAY GRANGE, 2 FLAT A MOWBRAY ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RN | £331,500 | 21/06/2024 | Flat |
| 256 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2SB | £350,000 | 20/12/2023 | Flat |
| 50 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ | £250,000 | 19/12/2023 | Flat |
| ROLAND COURT, 145 FLAT 4 AUCKLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2SF | £423,000 | 15/12/2023 | Flat |
| CARLTON COURT FLAT 17 AUCKLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RS | £252,500 | 15/12/2023 | Flat |
| 38 KITLEY GARDENS, LONDON, CROYDON, GREATER LONDON, SE19 2RY | £210,000 | 01/12/2023 | Flat |
| 43 FLAT 4 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RU | £310,000 | 23/10/2023 | Flat |
| 120 AUCKLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RP | £241,250 | 11/08/2023 | Flat |
| MOWBRAY GRANGE, 2 FLAT E MOWBRAY ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RN | £315,000 | 18/07/2023 | Flat |
| OSPREY HOUSE, 26 FLAT 10 MOWBRAY ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RN | £250,000 | 14/07/2023 | Flat |
| 45A SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RU | £475,000 | 12/07/2023 | Flat |
| 120 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ | £380,000 | 03/07/2023 | Flat |
| 108 SYLVAN ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2RZ | £320,000 | 30/06/2023 | Flat |
| 70 FLAT 4 AUCKLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2DH | £245,000 | 23/06/2023 | Flat |

**Area average:** £349,688 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Menlo Gardens, London, SE19](http://87.117.209.195:8080/listings/0d96253) | £250,000 | 2 | Flat | 0.79 mi |

## Capital growth trend

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

- **5y growth:** 2.9%
- **10y growth:** 8.1%

## 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 Cambridge (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 |
|------|------|------|------|------|
| 2 Bed Flat, Anerley Road, SE20 | £1,550/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, Thicket Road, SE20 | £2,295/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Flat, Orchard Grove, SE20 | £1,900/mo | 2 | 0.55 miles | OpenRent |

**Average rent: £1,915/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12.1×
- **Monthly cashflow:** £602/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.1%

*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 | 198 |
| Anti-social behaviour | 140 |
| Vehicle crime | 56 |
| Other theft | 41 |
| Public order | 37 |
| Shoplifting | 35 |
| Drugs | 27 |
| Theft from the person | 24 |
| Robbery | 13 |
| Burglary | 11 |
| Possession of weapons | 8 |
| Other crime | 5 |
| Bicycle theft | 1 |
| Criminal damage and arson | 1 |
| **Total incidents** | **597** |

*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 |
|------|------|----------|--------|
| Harris City Academy Crystal Palace | Secondary | 0.1 miles | Outstanding — 10 Nov 2014 |
| Cypress Primary School | Primary | 0.3 miles | Good — 12 Dec 2019 |
| All Saints CofE Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| James Dixon Primary School | Primary | 0.4 miles | Good — 11 Mar 2013 |
| Harris Academy South Norwood | Secondary | 0.7 miles | Good — 21 Sep 2022 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8086891
- **Address:** 110 Sylvan Road, LONDON, SE19 2RZ
- **Certificate Issued:** 18/04/2011
- **Work Completed:** 25/03/2011
- **Items:** 1 door(s)

### FENSA Certificate #4748663
- **Address:** 110 Sylvan Road, LONDON, SE19 2RZ
- **Certificate Issued:** 29/05/2007
- **Work Completed:** 09/05/2007
- **Items:** 1 window(s), 1 door(s)