Flats/Maisonettes 3 sales on record

1 FLAT 2 UPPER GROVE

LONDON, CROYDON, GREATER LONDON, SE25 6JX

£255,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE25 6JX

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Park Road	0.0 miles
Shop	Unknown	0.3 miles
Train station	Norwood Junction	0.3 miles
Hospital	Gynaecology Department	1.3 miles
University	Horton Halls Reception	4.9 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£255,000 Apr 2026

Local average

£288,345 (52 sales)

Street crime

578 incidents within 1 mile (Aug 2026)

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	29/04/2026	£255,000	Flat	+14.8%	£251,562 to July 2026	View transaction
Sold	12/02/2019	£222,200	Flat	+16.9%	£215,571 to July 2026	View transaction
Sold	09/03/2018	£190,000	Flat	—	£181,523 to July 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£255,000
listed	20/08/2025	£250,000
sold	01/01/2019	£222,200
sold	01/01/2018	£190,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
19 FLAT 1 SANGLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6QT	£350,500	27/02/2026	Flat
14A FLAT 3 BURGOYNE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JT	£280,000	19/12/2025	Flat
1 FLAT 3 BURGOYNE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JT	£250,000	29/10/2025	Flat
16 FIRST FLOOR REAR FLAT UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX	£225,000	04/07/2025	Flat
187 FLAT 1 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6LB	£297,000	07/12/2023	Flat
1 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX	£158,000	24/11/2023	Flat
289 FLAT 4 HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PR	£230,000	17/11/2023	Flat
245 SECOND FLOOR FLAT HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PR	£235,000	31/08/2023	Flat
BRAMBLING COURT, 215 FLAT 5 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6XY	£285,000	27/07/2023	Flat
185 FLAT A SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6LB	£345,000	04/07/2023	Flat
8 FLAT 2 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JU	£250,000	26/05/2023	Flat
47 LOWER FLAT SANGLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6QX	£309,000	19/05/2023	Flat
BOSTON COURT, 211 FLAT 1 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6YA	£163,000	11/05/2023	Flat
BOSTON COURT, 211 FLAT 1 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6YA	£130,000	08/03/2023	Flat
3C UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX	£270,000	23/02/2023	Flat
15 FLAT C WHITWORTH ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6XN	£275,000	10/02/2023	Flat
BRAMBLING COURT, 215 FLAT 2 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6XY	£225,000	30/11/2022	Flat
HENLEY LODGE, 180 6 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5SE	£307,000	25/11/2022	Flat
239 FLAT 2 HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PR	£315,000	25/11/2022	Flat
BOSTON COURT, 211 FLAT 8 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6YA	£250,000	21/11/2022	Flat

Area average: £257,475 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 23.4%

10y growth 5.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Flats and maisonettes. As of July 2026.

1y (index) -5.3%

5y (index) -7.4%

10y (index) -3.7%

Rental Range

Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,427/mo

Realistic £1,586/mo

Optimistic £1,745/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: 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
Studio Flat, Whitworth Road, SE25	£1,000/mo	1	0.21 miles	OpenRent
Studio Flat, Whitworth Road, SE25	£1,200/mo	1	0.21 miles	OpenRent
1 Bed Flat, High St, SE25	£1,570/mo	1	0.38 miles	OpenRent

Average rent: £1,257/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.47%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 5.6%

Cost-to-rent ratio 17.7×

Monthly cashflow £51/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.8%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~264 m² (0.07 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	196
Anti-social behaviour	146
Other theft	52
Vehicle crime	49
Drugs	32
Public order	27
Burglary	23
Shoplifting	20
Other crime	10
Theft from the person	9
Robbery	7
Possession of weapons	5
Bicycle theft	2
Total incidents	578

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Beckmead College	Other	0.1 miles	Good — 9 Jun 2024
Harris Aspire Academy	Other	0.2 miles	Outstanding — 17 Dec 2023
Harris Professional Skills Sixth Form	Other	0.2 miles	— (No rating)
St Chad's Catholic Primary School	Primary	0.3 miles	Good — 9 Jun 2014
Heavers Farm Primary School	Primary	0.3 miles	Good — 27 Jul 2023

FENSA

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# 1 FLAT 2 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX

## Property details

- Slug: `7e007c0` (address key hash: `7e007c0e504501704d4cff1f1339d427ae04f110`)
- Postcode: SE25 6JX
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £255,000 Apr 2026
- Local average: £288,345 (52 sales)
- Street crime: 578 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £255,000
- Date: 2026-04-29
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-29 | £255,000 | Flat | +14.8% | £251,562 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-be4c-8052-e063-4804a8c06ee4) |
| Sold | 2019-02-12 | £222,200 | Flat | +16.9% | £215,571 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/85866a65-2d69-143f-e053-6b04a8c06a15) |
| Sold | 2018-03-09 | £190,000 | Flat | — | £181,523 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/773788c3-1a9f-2ce4-e053-6c04a8c05e57) |

*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 |
|---------|-------|------|------|
| 1 FLAT 2 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX | £255,000 | 29/04/2026 | Flat |
| 1 FLAT 2 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX | £222,200 | 12/02/2019 | Flat |
| 1 FLAT 2 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX | £190,000 | 09/03/2018 | Flat |

## Historic listings

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

- Matched listing: [166022060](http://87.117.209.195:8080/listings/f4a93f6)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £255,000 |
| listed | 2025-08-20 | £250,000 |
| sold | 2019-01-01 | £222,200 |
| sold | 2018-01-01 | £190,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 FLAT 1 SANGLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6QT | £350,500 | 27/02/2026 | Flat |
| 14A FLAT 3 BURGOYNE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JT | £280,000 | 19/12/2025 | Flat |
| 1 FLAT 3 BURGOYNE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JT | £250,000 | 29/10/2025 | Flat |
| 16 FIRST FLOOR REAR FLAT UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX | £225,000 | 04/07/2025 | Flat |
| 187 FLAT 1 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6LB | £297,000 | 07/12/2023 | Flat |
| 1 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX | £158,000 | 24/11/2023 | Flat |
| 289 FLAT 4 HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PR | £230,000 | 17/11/2023 | Flat |
| 245 SECOND FLOOR FLAT HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PR | £235,000 | 31/08/2023 | Flat |
| BRAMBLING COURT, 215 FLAT 5 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6XY | £285,000 | 27/07/2023 | Flat |
| 185 FLAT A SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6LB | £345,000 | 04/07/2023 | Flat |
| 8 FLAT 2 UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JU | £250,000 | 26/05/2023 | Flat |
| 47 LOWER FLAT SANGLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6QX | £309,000 | 19/05/2023 | Flat |
| BOSTON COURT, 211 FLAT 1 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6YA | £163,000 | 11/05/2023 | Flat |
| BOSTON COURT, 211 FLAT 1 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6YA | £130,000 | 08/03/2023 | Flat |
| 3C UPPER GROVE, LONDON, CROYDON, GREATER LONDON, SE25 6JX | £270,000 | 23/02/2023 | Flat |
| 15 FLAT C WHITWORTH ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6XN | £275,000 | 10/02/2023 | Flat |
| BRAMBLING COURT, 215 FLAT 2 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6XY | £225,000 | 30/11/2022 | Flat |
| HENLEY LODGE, 180 6 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5SE | £307,000 | 25/11/2022 | Flat |
| 239 FLAT 2 HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PR | £315,000 | 25/11/2022 | Flat |
| BOSTON COURT, 211 FLAT 8 SELHURST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6YA | £250,000 | 21/11/2022 | Flat |

**Area average:** £257,475 (20 sales)

## Capital growth trend

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

- **5y growth:** 23.4%
- **10y growth:** 5.7%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -5.3%
- **5y growth (index):** -7.4%
- **10y growth (index):** -3.7%

## Rental Range

*ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,427/mo
- **Realistic:** £1,586/mo
- **Optimistic:** £1,745/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (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 |
|------|------|------|------|------|
| Studio Flat, Whitworth Road, SE25 | £1,000/mo | 1 | 0.21 miles | OpenRent |
| Studio Flat, Whitworth Road, SE25 | £1,200/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, High St, SE25 | £1,570/mo | 1 | 0.38 miles | OpenRent |

**Average rent: £1,257/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.7×
- **Monthly cashflow:** £51/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.8%

*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:** 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 |
|----------|-------|
| Violence and sexual offences | 196 |
| Anti-social behaviour | 146 |
| Other theft | 52 |
| Vehicle crime | 49 |
| Drugs | 32 |
| Public order | 27 |
| Burglary | 23 |
| Shoplifting | 20 |
| Other crime | 10 |
| Theft from the person | 9 |
| Robbery | 7 |
| Possession of weapons | 5 |
| Bicycle theft | 2 |
| **Total incidents** | **578** |

*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 |
|------|------|----------|--------|
| Beckmead College | Other | 0.1 miles | Good — 9 Jun 2024 |
| Harris Aspire Academy | Other | 0.2 miles | Outstanding — 17 Dec 2023 |
| Harris Professional Skills Sixth Form | Other | 0.2 miles | — (No rating) |
| St Chad's Catholic Primary School | Primary | 0.3 miles | Good — 9 Jun 2014 |
| Heavers Farm Primary School | Primary | 0.3 miles | Good — 27 Jul 2023 |