Flats/Maisonettes 3 sales on record

21 LOWER FLAT BEATRICE AVENUE

LONDON, CROYDON, GREATER LONDON, SW16 4UW

£432,500

Location

Map view View on Google Maps View on OpenStreetMap Street View SW16 4UW

Nearby

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

Type	Name	Distance
Bus stop	Ederline Avenue	0.2 miles
Shop	Unknown	0.2 miles
Train station	Norbury	0.4 miles
Hospital	Sexual Health Clinic	1.1 miles
University	Horton Halls Reception	3.2 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£432,500 Feb 2026

Local average

£390,724 (159 sales)

Street crime

602 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/02/2026	£432,500	Flat	+9.5%	£440,409 to April 2026	View transaction
Sold	25/06/2021	£395,000	Flat	+113.5%	£366,609 to April 2026	View transaction
Sold	20/05/2011	£185,000	Flat	—	£302,450 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
59A BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW	£315,000	10/10/2025	Flat
10 GROUND FLOOR FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UN	£290,000	08/05/2024	Flat
19A BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW	£225,000	07/12/2023	Flat
1205 FLAT 5 LONDON ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4UY	£164,000	12/10/2023	Flat
10 BEECH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4NW	£260,000	27/06/2023	Flat
10 BEECH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4NW	£235,000	27/06/2023	Flat
19 BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW	£245,000	23/06/2023	Flat
3 FLAT 3 POLLARDS HILL NORTH, LONDON, CROYDON, GREATER LONDON, SW16 4NH	£235,000	30/03/2022	Flat
10 GROUND FLOOR FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UN	£233,000	09/03/2022	Flat
16 FLAT 4 BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UN	£225,000	11/02/2022	Flat
33 NORBURY COURT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4HU	£375,000	15/12/2021	Flat

Area average: £254,727 (11 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Elliott Road, Thornton Heath	£325,000	3	Flat	0.91 mi
Beulah Road, Thornton Heath, CR7	£300,000	2	Flat	0.97 mi

Capital growth trend

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

5y growth -4.8%

10y growth 10.3%

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

1y (index) -3%

5y (index) -6.8%

10y (index) 2.8%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Huntingdon: 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
4 Bed Terraced House, Kent Close, CR4	£825/mo	4	0.39 miles	OpenRent
4 Bed Terraced House, Norbury Crescent, SW16	£990/mo	4	0.39 miles	OpenRent
1 Bed Flat, Caernarvon Close, CR4	£1,550/mo	1	0.45 miles	OpenRent

Average rent: £1,122/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.23%

Max investor price (0.8%) £123,750

Target investor price (1%) £99,000

Gross yield 2.7%

Cost-to-rent ratio 36.4×

Monthly cashflow £-837/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	201
Anti-social behaviour	143
Vehicle crime	74
Shoplifting	44
Drugs	34
Public order	29
Other theft	21
Robbery	17
Burglary	12
Theft from the person	10
Other crime	8
Possession of weapons	6
Criminal damage and arson	3
Total incidents	602

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Norbury Manor Primary School	Primary	0.4 miles	Good — 16 Nov 2017
William Morris Primary School	Primary	0.5 miles	Good — 24 Mar 2017
Norbury High School for Girls	Secondary	0.5 miles	Good — 28 Jun 2013
Winterbourne Junior Girls' School	Primary	0.5 miles	Good — 15 Sep 2024
Winterbourne Nursery and Infants' School	Primary	0.5 miles	Good — 12 Oct 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
26/10/2025	23/06/2025	4	—
07/04/2014	12/12/2013	3	1
01/04/2013	26/02/2013	1	—

# 21 LOWER FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW

## Property details

- Slug: `8a0cedb` (address key hash: `8a0cedb3e9aea2809c144737051947359f1b20cc`)
- Postcode: SW16 4UW
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Last sold: £432,500 Feb 2026
- Local average: £390,724 (159 sales)
- Street crime: 602 incidents within 1 mile (May 2026)

## Latest sale

- Price: £432,500
- Date: 2026-02-19
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-19 | £432,500 | Flat | +9.5% | £440,409 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-a016-8922-e063-4804a8c094d0) |
| Sold | 2021-06-25 | £395,000 | Flat | +113.5% | £366,609 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c8a3a576-910d-0425-e053-6c04a8c0947b) |
| Sold | 2011-05-20 | £185,000 | Flat | — | £302,450 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/b33d7ab7-a58c-410e-b6f3-5f29d59c5d72) |

*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 |
|---------|-------|------|------|
| 21 LOWER FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW | £432,500 | 19/02/2026 | Flat |
| 21 LOWER FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW | £395,000 | 25/06/2021 | Flat |
| 21 LOWER FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW | £185,000 | 20/05/2011 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 59A BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW | £315,000 | 10/10/2025 | Flat |
| 10 GROUND FLOOR FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UN | £290,000 | 08/05/2024 | Flat |
| 19A BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW | £225,000 | 07/12/2023 | Flat |
| 1205 FLAT 5 LONDON ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4UY | £164,000 | 12/10/2023 | Flat |
| 10 BEECH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4NW | £260,000 | 27/06/2023 | Flat |
| 10 BEECH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4NW | £235,000 | 27/06/2023 | Flat |
| 19 BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UW | £245,000 | 23/06/2023 | Flat |
| 3 FLAT 3 POLLARDS HILL NORTH, LONDON, CROYDON, GREATER LONDON, SW16 4NH | £235,000 | 30/03/2022 | Flat |
| 10 GROUND FLOOR FLAT BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UN | £233,000 | 09/03/2022 | Flat |
| 16 FLAT 4 BEATRICE AVENUE, LONDON, CROYDON, GREATER LONDON, SW16 4UN | £225,000 | 11/02/2022 | Flat |
| 33 NORBURY COURT ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4HU | £375,000 | 15/12/2021 | Flat |

**Area average:** £254,727 (11 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Elliott Road, Thornton Heath](http://87.117.209.195:8080/listings/f76d436) | £325,000 | 3 | Flat | 0.91 mi |
| [Beulah Road, Thornton Heath, CR7](http://87.117.209.195:8080/listings/b8f402f) | £300,000 | 2 | Flat | 0.97 mi |

## Capital growth trend

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

- **5y growth:** -4.8%
- **10y growth:** 10.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3%
- **5y growth (index):** -6.8%
- **10y growth (index):** 2.8%

## 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 Huntingdon (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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Kent Close, CR4 | £825/mo | 4 | 0.39 miles | OpenRent |
| 4 Bed Terraced House, Norbury Crescent, SW16 | £990/mo | 4 | 0.39 miles | OpenRent |
| 1 Bed Flat, Caernarvon Close, CR4 | £1,550/mo | 1 | 0.45 miles | OpenRent |

**Average rent: £1,122/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £123,750
- **Target investor price (1%):** £99,000

*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 £990/mo).*

- **Gross yield:** 2.7%
- **Cost-to-rent:** 36.4×
- **Monthly cashflow:** £-837/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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 | 201 |
| Anti-social behaviour | 143 |
| Vehicle crime | 74 |
| Shoplifting | 44 |
| Drugs | 34 |
| Public order | 29 |
| Other theft | 21 |
| Robbery | 17 |
| Burglary | 12 |
| Theft from the person | 10 |
| Other crime | 8 |
| Possession of weapons | 6 |
| Criminal damage and arson | 3 |
| **Total incidents** | **602** |

*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 |
|------|------|----------|--------|
| Norbury Manor Primary School | Primary | 0.4 miles | Good — 16 Nov 2017 |
| William Morris Primary School | Primary | 0.5 miles | Good — 24 Mar 2017 |
| Norbury High School for Girls | Secondary | 0.5 miles | Good — 28 Jun 2013 |
| Winterbourne Junior Girls' School | Primary | 0.5 miles | Good — 15 Sep 2024 |
| Winterbourne Nursery and Infants' School | Primary | 0.5 miles | Good — 12 Oct 2023 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #17023843
- **Address:** 21 Beatrice Avenue, LONDON, SW16 4UW
- **Certificate Issued:** 26/10/2025
- **Work Completed:** 23/06/2025
- **Items:** 4 window(s)

### FENSA Certificate #10206464
- **Address:** 21 Beatrice Avenue, LONDON, SW16 4UW
- **Certificate Issued:** 07/04/2014
- **Work Completed:** 12/12/2013
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #9452667
- **Address:** 21 Beatrice Avenue, LONDON, SW16 4UW
- **Certificate Issued:** 01/04/2013
- **Work Completed:** 26/02/2013
- **Items:** 1 window(s)