# 92 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4UR

## Property details

- Slug: `3bbcc21` (address key hash: `3bbcc21c987fa1a97c7df8f6c43b204ebcb1419a`)
- Postcode: CR0 4UR
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 95 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £425,000 Mar 2026
- Price per m²: £4,474/m²
- Local average: £410,114 (139 sales)
- Street crime: 650 incidents within 1 mile (May 2026)

## Latest sale

- Price: £425,000
- Date: 2026-03-10
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 21/08/2035
- **Current heating cost:** £679/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2052-2580-2925-5315)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-10 | £425,000 | Terraced | — | £430,941 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-9e0d-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 92 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4UR | £425,000 | 10/03/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 431 MITCHAM ROAD, CROYDON, GREATER LONDON, CR0 3HQ | £419,000 | 27/09/2023 | Terraced |
| 14 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4UR | £325,000 | 30/08/2023 | Terraced |
| 148 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4US | £415,000 | 03/07/2023 | Terraced |
| 401 MITCHAM ROAD, CROYDON, GREATER LONDON, CR0 3HQ | £325,000 | 09/06/2023 | Terraced |
| 51 RINGWOOD AVENUE, CROYDON, GREATER LONDON, CR0 3DT | £400,000 | 09/06/2023 | Terraced |
| 103 WESTCOMBE AVENUE, CROYDON, GREATER LONDON, CR0 3DF | £450,000 | 09/03/2023 | Terraced |
| 30 RINGWOOD AVENUE, CROYDON, GREATER LONDON, CR0 3DU | £405,000 | 24/11/2022 | Terraced |
| 12 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4UR | £370,000 | 14/10/2022 | Terraced |
| 88 OCKLEY ROAD, CROYDON, GREATER LONDON, CR0 3DQ | £460,000 | 16/08/2022 | Terraced |
| 63 RINGWOOD AVENUE, CROYDON, GREATER LONDON, CR0 3DT | £257,801 | 04/08/2022 | Terraced |
| 54 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4UR | £285,000 | 22/07/2022 | Terraced |
| 56 OCKLEY ROAD, CROYDON, GREATER LONDON, CR0 3DQ | £423,000 | 29/04/2022 | Terraced |
| 56 OCKLEY ROAD, CROYDON, GREATER LONDON, CR0 3DQ | £400,000 | 27/04/2022 | Terraced |
| 47 RINGWOOD AVENUE, CROYDON, GREATER LONDON, CR0 3DT | £385,000 | 28/03/2022 | Terraced |
| 51 ALFRISTON AVENUE, CROYDON, GREATER LONDON, CR0 3DD | £267,700 | 21/03/2022 | Terraced |
| 30 ROSEDENE AVENUE, CROYDON, GREATER LONDON, CR0 3DN | £387,000 | 11/03/2022 | Terraced |
| 90 KELVIN GARDENS, CROYDON, GREATER LONDON, CR0 4UR | £350,000 | 07/03/2022 | Terraced |
| 425 MITCHAM ROAD, CROYDON, GREATER LONDON, CR0 3HQ | £235,000 | 11/02/2022 | Terraced |
| 33 WESTCOMBE AVENUE, CROYDON, GREATER LONDON, CR0 3DE | £430,000 | 10/02/2022 | Terraced |
| 63 WESTCOMBE AVENUE, CROYDON, GREATER LONDON, CR0 3DE | £425,000 | 08/02/2022 | Terraced |

**Area average:** £370,725 (20 sales)

## Capital growth trend

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

- **5y growth:** -0.3%
- **10y growth:** 10%

## 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 Outer South London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Thornton Avenue, CR0 | £1,450/mo | 1 | 0.37 miles | OpenRent |

**Average rent: £1,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.4×
- **Monthly cashflow:** £-394/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.8%

*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 | 183 |
| Anti-social behaviour | 145 |
| Shoplifting | 111 |
| Vehicle crime | 59 |
| Other theft | 44 |
| Public order | 44 |
| Drugs | 21 |
| Robbery | 14 |
| Burglary | 12 |
| Theft from the person | 6 |
| Bicycle theft | 5 |
| Other crime | 5 |
| Possession of weapons | 1 |
| **Total incidents** | **650** |

*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 |
|------|------|----------|--------|
| West Thornton Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Harris Primary Academy Croydon | Primary | 0.4 miles | Outstanding — 8 Nov 2023 |
| The Archbishop Lanfranc Academy | Secondary | 0.6 miles | Requires improvement — 16 Oct 2022 |
| Beddington Park Academy | Primary | 0.8 miles | Outstanding — 19 Nov 2023 |
| Gonville Academy | Primary | 0.8 miles | Good — 17 Jul 2012 |