# 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:** 4.2%
- **10y growth:** 17.4%

## 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 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: £1,588/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £217,250
- **Target investor price (1%):** £173,800

*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 £1,738/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.5×
- **Monthly cashflow:** £23/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.2%

*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 |
|----------|-------|
| 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)