# 2 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA

## Property details

- Slug: `7487c90` (address key hash: `7487c900b5f49d88a37e22df8439bd7135db3614`)
- Postcode: CR2 0SA
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £342,500 Mar 2026
- Local average: £242,742 (64 sales)
- Street crime: 177 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £342,500
- Date: 2026-03-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £342,500 | Flat | -21.3% | £347,943 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5c3c-b8d0-e063-4704a8c08d98) |
| Sold | 2020-12-10 | £435,000 | Flat | — | £425,492 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/0b853950-5d6f-69a5-e063-4704a8c07dac) |

*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 |
|---------|-------|------|------|
| 2 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA | £342,500 | 20/03/2026 | Flat |
| 2 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA | £435,000 | 10/12/2020 | Flat |

## Historic listings

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

- Matched listing: [174698672](http://87.117.209.195:8080/listings/9b20066)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-04-20 | £1,800 |
| sold | 2026-01-01 | £342,500 |
| sold | 2020-01-01 | £435,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| JASMINE LODGE, 2A FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SA | £475,000 | 18/12/2025 | Flat |
| 35B MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG | £245,000 | 10/12/2025 | Flat |
| 9 THERESA'S WALK, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AU | £340,000 | 06/01/2025 | Flat |
| 7 FLAT 4 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT | £280,000 | 09/10/2023 | Flat |
| 9 FLAT 7 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT | £200,000 | 28/09/2023 | Flat |
| 43 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £235,000 | 22/09/2023 | Flat |
| 31 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £275,000 | 07/09/2023 | Flat |
| 9 FLAT 5 WETTERN CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0NT | £272,000 | 01/09/2023 | Flat |
| LONGACRE COURT, 21 8 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG | £186,000 | 24/07/2023 | Flat |
| RED HOUSE APARTMENTS, 269 FLAT 2 SANDERSTEAD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AG | £265,000 | 06/03/2023 | Flat |
| 27 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £293,500 | 24/02/2023 | Flat |
| CROSSWAYS HOUSE FLAT 4 209 SANDERSTEAD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0FF | £345,000 | 24/02/2023 | Flat |
| 11 THERESAS WALK, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AU | £300,000 | 06/01/2023 | Flat |
| 44 MONTANA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AT | £290,000 | 20/12/2022 | Flat |
| 9 WISLEY COURT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0QY | £270,000 | 16/12/2022 | Flat |
| 60A BEECHWOOD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0AA | £360,000 | 25/11/2022 | Flat |
| 1 FLAT 3 WEST HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0SB | £390,500 | 10/10/2022 | Flat |
| 2 FLAT 4 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BE | £336,500 | 05/08/2022 | Flat |
| WENDOVER COURT, 27 11 MAYFIELD ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0BG | £205,000 | 13/07/2022 | Flat |
| 3 WISLEY COURT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 0QY | £245,000 | 28/06/2022 | Flat |

**Area average:** £290,425 (20 sales)

## Capital growth trend

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

- **5y growth:** -18.5%
- **10y growth:** -1.2%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Kingsdown Avenue, CR2 | £1,150/mo | 1 | 0.65 miles | OpenRent |

**Average rent: £1,150/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.8×
- **Monthly cashflow:** £-339/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 | 58 |
| Anti-social behaviour | 30 |
| Vehicle crime | 26 |
| Shoplifting | 17 |
| Other theft | 12 |
| Burglary | 8 |
| Drugs | 8 |
| Public order | 7 |
| Robbery | 4 |
| Criminal damage and arson | 2 |
| Other crime | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **177** |

*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 |
|------|------|----------|--------|
| Ridgeway Primary School | Primary | 0.2 miles | Good — 4 Dec 2018 |
| Purley Oaks Primary School | Primary | 0.6 miles | Good — 10 Oct 2019 |
| St Peter's Primary School | Primary | 0.8 miles | Good — 28 Feb 2013 |
| Cumnor House School | Other | 0.9 miles | — (No rating) |
| Harris Primary Academy Haling Park | Primary | 0.9 miles | Outstanding — 28 Jun 2017 |