# 32 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA

## Property details

- Slug: `b210651` (address key hash: `b210651a29dfddeb433ad78b63c21c267d4e614a`)
- Postcode: CR8 2PA
- Transactions on record: 2

- Tenure: Freehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 78 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £412,500 Mar 2026
- Price per m²: £5,288/m²
- Local average: £302,863 (40 sales)
- Street crime: 230 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £412,500
- Date: 2026-03-24
- Type: F
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/08/2035
- **Current heating cost:** £714/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2754-3580-2305-1341)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-24 | £412,500 | Flat | +10.7% | £417,656 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-6de0-b8d0-e063-4704a8c08d98) |
| Sold | 2017-07-21 | £372,500 | Flat | — | £346,448 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/582d0637-8e80-8f22-e053-6c04a8c01bac) |

*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 |
|---------|-------|------|------|
| 32 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA | £412,500 | 24/03/2026 | Flat |
| 32 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA | £372,500 | 21/07/2017 | Flat |

## Historic listings

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

- Matched listing: [165521396](http://87.117.209.195:8080/listings/35d92b6)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £412,500 |
| listed | 2025-08-08 | £400,000 |
| sold | 2017-01-01 | £372,500 |
| sold | 2009-01-01 | £200,000 |
| sold | 2006-01-01 | £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 |
|---------|-------|------|------|
| 29 FAIRBAIRN CLOSE, PURLEY, CROYDON, GREATER LONDON, CR8 4DZ | £163,000 | 10/12/2025 | Flat |
| 22 FAIRBAIRN CLOSE, PURLEY, CROYDON, GREATER LONDON, CR8 4DZ | £160,000 | 07/11/2025 | Flat |
| 19 FAIRBAIRN CLOSE, PURLEY, CROYDON, GREATER LONDON, CR8 4DZ | £111,000 | 19/12/2023 | Flat |
| FRENCH APARTMENTS FLAT 70 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PJ | £250,000 | 04/09/2023 | Flat |
| 20 FAIRBAIRN CLOSE, PURLEY, CROYDON, GREATER LONDON, CR8 4DZ | £234,000 | 21/04/2023 | Flat |
| 65 FLAT 1 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4HD | £203,000 | 11/04/2023 | Flat |
| 64 FLAT 2 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2LJ | £245,000 | 14/02/2023 | Flat |
| 19 FLAT 1 BOX RIDGE AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 3AS | £528,750 | 15/12/2022 | Flat |
| ANTRO APARTMENTS, 21 FLAT 7 BOX RIDGE AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 3AS | £465,000 | 08/12/2022 | Flat |
| 92A FLAT 1 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4DA | £296,000 | 02/12/2022 | Flat |
| 1 FLAT 4 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2GD | £322,500 | 01/12/2022 | Flat |
| ANTRO APARTMENTS, 21 FLAT 6 BOX RIDGE AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 3AS | £457,000 | 30/11/2022 | Flat |
| FRENCH APARTMENTS FLAT 45 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PJ | £300,000 | 25/11/2022 | Flat |
| 1 FLAT 1 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2GD | £300,000 | 24/11/2022 | Flat |
| 19 FLAT 8 BOX RIDGE AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 3AS | £575,000 | 22/11/2022 | Flat |
| 1 FLAT 9 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2GD | £540,000 | 21/11/2022 | Flat |
| 1 FLAT 2 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2GD | £435,000 | 10/11/2022 | Flat |
| ANTRO APARTMENTS, 21 FLAT 9 BOX RIDGE AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 3AS | £520,000 | 04/11/2022 | Flat |
| 1 FLAT 7 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2GD | £335,000 | 28/10/2022 | Flat |
| 87 FLAT 2 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4HD | £245,000 | 18/10/2022 | Flat |

**Area average:** £334,263 (20 sales)

## Capital growth trend

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

- **5y growth:** -13.8%
- **10y growth:** 6.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.4%
- **5y growth (index):** -7.2%
- **10y growth (index):** -0.8%

## Rental Range

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

- **Low:** £1,423/mo
- **Realistic:** £1,581/mo
- **Optimistic:** £1,739/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North London (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, Plough Lane, CR8 | £1,900/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Maisonette, Whytecliffe Road North, CR8 | £1,700/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Maisonette, Whytecliffe Road North, CR8 | £1,700/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £1,767/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-119/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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 |
|----------|-------|
| Anti-social behaviour | 69 |
| Violence and sexual offences | 51 |
| Drugs | 17 |
| Robbery | 17 |
| Vehicle crime | 17 |
| Public order | 15 |
| Burglary | 12 |
| Other theft | 10 |
| Shoplifting | 10 |
| Possession of weapons | 4 |
| Theft from the person | 4 |
| Other crime | 2 |
| Bicycle theft | 1 |
| Criminal damage and arson | 1 |
| **Total incidents** | **230** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| St David's School | Other | 0.3 miles | — (No rating) |
| St Nicholas School | Other | 0.4 miles | Requires improvement — 27 Jun 2024 |
| Beaumont Primary School | Primary | 0.5 miles | Outstanding — 17 Jan 2018 |
| Purley Nursery School | Nursery | 0.5 miles | Outstanding — 16 Oct 2013 |
| Margaret Roper Catholic Primary School | Primary | 0.7 miles | Good — 24 Sep 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3983819
- **Address:** 32 Lansdowne Road, PURLEY, CR8 2PA
- **Certificate Issued:** 21/08/2006
- **Work Completed:** 01/08/2006
- **Items:** 2 window(s)