Flats/Maisonettes 4 sales on record

8 INGATESTONE ROAD

LONDON, CROYDON, GREATER LONDON, SE25 4LG

£385,000

Location

Map view View on Google Maps View on OpenStreetMap Street View SE25 4LG

Nearby

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

Type	Name	Distance
Bus stop	Harrington Road	0.1 miles
Shop	Sainsbury's Local	0.1 miles
Train station	Norwood Junction	0.4 miles
Hospital	Diabetic Department	1.9 miles
University	Horton Halls Reception	5.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£385,000 Jan 2026

Local average

£287,422 (46 sales)

Street crime

518 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	30/01/2026	£385,000	Flat	+5%	£387,610 to April 2026	View transaction
Sold	21/07/2017	£366,500	Flat	+87.9%	£340,868 to April 2026	View transaction
Sold	28/03/2013	£195,000	Flat	+420%	£310,259 to April 2026	View transaction
Sold	31/08/1995	£37,500	Flat	—	£179,637 to April 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	£385,000
listed	28/06/2025	£375,000
sold	01/01/2017	£366,500
sold	01/01/2013	£195,000
sold	01/01/2003	£134,500
sold	01/01/1995	£37,500

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
32 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£330,000	15/09/2025	Flat
24 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£390,000	24/10/2023	Flat
116 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PL	£317,000	20/10/2023	Flat
2A OAKLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XQ	£225,000	27/09/2023	Flat
34 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£360,000	14/08/2023	Flat
47 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£386,000	31/03/2023	Flat
9 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£170,000	09/01/2023	Flat
114 FLAT 12 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ	£315,000	06/01/2023	Flat
114 FLAT 8 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ	£330,000	16/12/2022	Flat
RIA APARTMENTS, 239 FLAT 2 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB	£310,000	17/11/2022	Flat
156 FLAT 1 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PT	£300,000	28/10/2022	Flat
RIA APARTMENTS, 239 FLAT 3 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB	£420,000	18/10/2022	Flat
275 SECOND FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB	£100,000	11/10/2022	Flat
36 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£380,000	22/09/2022	Flat
143 - 145 FLAT 15 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX	£315,000	20/09/2022	Flat
143 - 145 FLAT 19 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX	£225,000	01/06/2022	Flat
1 BELFAST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LA	£237,500	01/06/2022	Flat
19 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£300,000	19/04/2022	Flat
60 FLAT 1 APSLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XT	£315,000	18/03/2022	Flat
163 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY	£190,000	03/02/2022	Flat

Area average: £295,775 (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 2.4%

10y growth 15.1%

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 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
2 Bed Flat, Watcombe Road, SE25	£1,950/mo	2	0.06 miles	OpenRent
2 Bed Detached House, Portland Road, SE25	£1,600/mo	2	0.09 miles	OpenRent
2 Bed Terraced House, Oakley Road, SE25	£875/mo	2	0.14 miles	OpenRent
2 Bed Flat, Portland Road, SE25	£2,000/mo	2	0.14 miles	OpenRent
2 Bed Flat, Enmore Road, SE25	£1,875/mo	2	0.25 miles	OpenRent

Average rent: £1,660/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £234,375

Target investor price (1%) £187,500

Gross yield 5.8%

Cost-to-rent ratio 17.1×

Monthly cashflow £146/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.6%

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)

Street-level crime

Category	Count
Violence and sexual offences	166
Anti-social behaviour	124
Vehicle crime	56
Other theft	42
Shoplifting	32
Public order	25
Burglary	24
Drugs	16
Robbery	13
Theft from the person	10
Possession of weapons	6
Other crime	3
Criminal damage and arson	1
Total incidents	518

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
Oasis Academy Ryelands	Primary	0.1 miles	Good — 23 May 2017
Crosfield Nursery School	Nursery	0.2 miles	Good — 2 Mar 2015
Oasis Academy Arena	Secondary	0.2 miles	Requires improvement — 17 Dec 2023
South Norwood Primary	Primary	0.3 miles	Good — 8 Mar 2023
St Mark's Church of England Primary Academy	Primary	0.4 miles	Good — 5 Jul 2017

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
18/05/2009	04/02/2009	1	1

# 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG

## Property details

- Slug: `bdad4e6` (address key hash: `bdad4e647234ade1b7dfbc77e5fb42de67b5d815`)
- Postcode: SE25 4LG
- Transactions on record: 4

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £385,000 Jan 2026
- Local average: £287,422 (46 sales)
- Street crime: 518 incidents within 1 mile (May 2026)

## Latest sale

- Price: £385,000
- Date: 2026-01-30
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £385,000 | Flat | +5% | £387,610 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-8b80-d8ea-e063-4704a8c0bf7d) |
| Sold | 2017-07-21 | £366,500 | Flat | +87.9% | £340,868 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/582d0637-73ca-8f22-e053-6c04a8c01bac) |
| Sold | 2013-03-28 | £195,000 | Flat | +420% | £310,259 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f6c254f5-1a04-4175-b458-7378920ae7fb) |
| Sold | 1995-08-31 | £37,500 | Flat | — | £179,637 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9c-da78-cdc8-e050-a8c063054829) |

*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 |
|---------|-------|------|------|
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £385,000 | 30/01/2026 | Flat |
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £366,500 | 21/07/2017 | Flat |
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £195,000 | 28/03/2013 | Flat |
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £37,500 | 31/08/1995 | Flat |

## Historic listings

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

- Matched listing: [163929632](http://87.117.209.195:8080/listings/a5612d2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £385,000 |
| listed | 2025-06-28 | £375,000 |
| sold | 2017-01-01 | £366,500 |
| sold | 2013-01-01 | £195,000 |
| sold | 2003-01-01 | £134,500 |
| sold | 1995-01-01 | £37,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £330,000 | 15/09/2025 | Flat |
| 24 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £390,000 | 24/10/2023 | Flat |
| 116 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PL | £317,000 | 20/10/2023 | Flat |
| 2A OAKLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XQ | £225,000 | 27/09/2023 | Flat |
| 34 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £360,000 | 14/08/2023 | Flat |
| 47 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £386,000 | 31/03/2023 | Flat |
| 9 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £170,000 | 09/01/2023 | Flat |
| 114 FLAT 12 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ | £315,000 | 06/01/2023 | Flat |
| 114 FLAT 8 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ | £330,000 | 16/12/2022 | Flat |
| RIA APARTMENTS, 239 FLAT 2 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB | £310,000 | 17/11/2022 | Flat |
| 156 FLAT 1 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PT | £300,000 | 28/10/2022 | Flat |
| RIA APARTMENTS, 239 FLAT 3 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB | £420,000 | 18/10/2022 | Flat |
| 275 SECOND FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB | £100,000 | 11/10/2022 | Flat |
| 36 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £380,000 | 22/09/2022 | Flat |
| 143 - 145 FLAT 15 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX | £315,000 | 20/09/2022 | Flat |
| 143 - 145 FLAT 19 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX | £225,000 | 01/06/2022 | Flat |
| 1 BELFAST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LA | £237,500 | 01/06/2022 | Flat |
| 19 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £300,000 | 19/04/2022 | Flat |
| 60 FLAT 1 APSLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XT | £315,000 | 18/03/2022 | Flat |
| 163 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY | £190,000 | 03/02/2022 | Flat |

**Area average:** £295,775 (20 sales)

## Capital growth trend

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

- **5y growth:** 2.4%
- **10y growth:** 15.1%

## 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 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 |
|------|------|------|------|------|
| 2 Bed Flat, Watcombe Road, SE25 | £1,950/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Detached House, Portland Road, SE25 | £1,600/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Terraced House, Oakley Road, SE25 | £875/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Portland Road, SE25 | £2,000/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Enmore Road, SE25 | £1,875/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £1,660/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.1×
- **Monthly cashflow:** £146/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.6%

*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 | 166 |
| Anti-social behaviour | 124 |
| Vehicle crime | 56 |
| Other theft | 42 |
| Shoplifting | 32 |
| Public order | 25 |
| Burglary | 24 |
| Drugs | 16 |
| Robbery | 13 |
| Theft from the person | 10 |
| Possession of weapons | 6 |
| Other crime | 3 |
| Criminal damage and arson | 1 |
| **Total incidents** | **518** |

*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 |
|------|------|----------|--------|
| Oasis Academy Ryelands | Primary | 0.1 miles | Good — 23 May 2017 |
| Crosfield Nursery School | Nursery | 0.2 miles | Good — 2 Mar 2015 |
| Oasis Academy Arena | Secondary | 0.2 miles | Requires improvement — 17 Dec 2023 |
| South Norwood Primary | Primary | 0.3 miles | Good — 8 Mar 2023 |
| St Mark's Church of England Primary Academy | Primary | 0.4 miles | Good — 5 Jul 2017 |

## FENSA Certificates

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

### FENSA Certificate #6545952
- **Address:** 8 Ingatestone Road, South Norwood, SE25 4LG
- **Certificate Issued:** 18/05/2009
- **Work Completed:** 04/02/2009
- **Items:** 1 window(s), 1 door(s)