Detached 2 sales on record

21 CANONS HILL

COULSDON, CROYDON, GREATER LONDON, CR5 1HB

£795,000

Location

Map view View on Google Maps View on OpenStreetMap Street View CR5 1HB

Nearby

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

Type	Name	Distance
Bus stop	Old Coulsdon / Tudor Rose	0.2 miles
Shop	Coral	0.2 miles
Train station	Coulsdon South	1.0 miles
Hospital	Croydon Heart Centre	5.5 miles
University	Horton Halls Reception	9.1 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

149 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£795,000 Jan 2026

Price per m²

£5,336/m²

Local average

£824,558 (34 sales)

Street crime

75 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 21/11/2025

Expiry date: 20/11/2035

Current heating cost: £1,594/year

Potential heating cost: £1,063/year

Est. upgrade cost to C: £20,550

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (solid floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£795,000	Detached	+30.3%	£802,906 to April 2026	View transaction
Sold	23/07/2014	£610,000	Detached	—	£883,582 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
97 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LD	£750,000	20/10/2023	Detached
27 BISHOPS CLOSE, COULSDON, CROYDON, GREATER LONDON, CR5 1HH	£747,250	18/08/2023	Detached
208 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LF	£820,000	28/07/2023	Detached
210 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LF	£465,000	17/01/2023	Detached
73 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LD	£625,000	16/12/2022	Detached
RICHARDS FOLLY BRADMORE GREEN, COULSDON, CROYDON, GREATER LONDON, CR5 2LQ	£880,000	08/11/2022	Detached
8 BISHOPS CLOSE, COULSDON, CROYDON, GREATER LONDON, CR5 1HH	£648,868	25/07/2022	Detached
1 CANONS HILL, COULSDON, CROYDON, GREATER LONDON, CR5 1HB	£530,000	17/05/2022	Detached
65 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LD	£1,000,000	16/03/2022	Detached
228 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LF	£815,000	04/02/2022	Detached
15 COURT AVENUE, COULSDON, CROYDON, GREATER LONDON, CR5 1HG	£862,500	30/09/2021	Detached
10 COURT AVENUE, COULSDON, CROYDON, GREATER LONDON, CR5 1HF	£825,000	24/09/2021	Detached
37 BISHOPS CLOSE, COULSDON, CROYDON, GREATER LONDON, CR5 1HH	£640,000	22/09/2021	Detached

Area average: £739,124 (13 sales)

For sale comparables

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

Capital growth trend

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

5y growth -14.8%

10y growth 20.9%

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

1y (index) 0%

5y (index) 3.5%

10y (index) 13.7%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Outer South London: 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
3 Bed Terraced House, Birchfield Close, CR5	£2,050/mo	3	0.57 miles	OpenRent
3 Bed Semi-Detached House, Haydn Avenue, CR8	£2,400/mo	3	0.81 miles	OpenRent

Average rent: £2,225/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%

Max investor price (0.8%) £278,125

Target investor price (1%) £222,500

Gross yield 3.4%

Cost-to-rent ratio 29.8×

Monthly cashflow £-1,153/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	28
Anti-social behaviour	17
Vehicle crime	11
Public order	8
Other theft	3
Possession of weapons	3
Drugs	2
Robbery	2
Other crime	1
Total incidents	75

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
Coulsdon CofE Primary School	Primary	0.3 miles	Requires improvement — 26 Jun 2024
Keston Primary School	Primary	0.4 miles	Good — 28 Jun 2013
New Valley Primary School	Primary	0.4 miles	Good — 12 Jul 2017
Oasis Academy Byron	Primary	0.5 miles	Good — 14 Sep 2023
The Hayes Primary School	Primary	0.6 miles	Good — 6 Jul 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
19/04/2004	22/03/2004	2	1

# 21 CANONS HILL, COULSDON, CROYDON, GREATER LONDON, CR5 1HB

## Property details

- Slug: `c9e440b` (address key hash: `c9e440b331762bbc6d7377e0e77c34a05cf2ce12`)
- Postcode: CR5 1HB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 149 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £795,000 Jan 2026
- Price per m²: £5,336/m²
- Local average: £824,558 (34 sales)
- Street crime: 75 incidents within 1 mile (May 2026)

## Latest sale

- Price: £795,000
- Date: 2026-01-28
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 20/11/2035
- **Current heating cost:** £1,594/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2390-3956-7209-4615-8204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £795,000 | Detached | +30.3% | £802,906 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-5832-591c-e063-4704a8c00c31) |
| Sold | 2014-07-23 | £610,000 | Detached | — | £883,582 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d4608e13-f786-4ac7-a692-a351dd93e2b2) |

*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 CANONS HILL, COULSDON, CROYDON, GREATER LONDON, CR5 1HB | £795,000 | 28/01/2026 | Detached |
| 21 CANONS HILL, COULSDON, CROYDON, GREATER LONDON, CR5 1HB | £610,000 | 23/07/2014 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 97 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LD | £750,000 | 20/10/2023 | Detached |
| 27 BISHOPS CLOSE, COULSDON, CROYDON, GREATER LONDON, CR5 1HH | £747,250 | 18/08/2023 | Detached |
| 208 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LF | £820,000 | 28/07/2023 | Detached |
| 210 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LF | £465,000 | 17/01/2023 | Detached |
| 73 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LD | £625,000 | 16/12/2022 | Detached |
| RICHARDS FOLLY BRADMORE GREEN, COULSDON, CROYDON, GREATER LONDON, CR5 2LQ | £880,000 | 08/11/2022 | Detached |
| 8 BISHOPS CLOSE, COULSDON, CROYDON, GREATER LONDON, CR5 1HH | £648,868 | 25/07/2022 | Detached |
| 1 CANONS HILL, COULSDON, CROYDON, GREATER LONDON, CR5 1HB | £530,000 | 17/05/2022 | Detached |
| 65 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LD | £1,000,000 | 16/03/2022 | Detached |
| 228 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LF | £815,000 | 04/02/2022 | Detached |
| 15 COURT AVENUE, COULSDON, CROYDON, GREATER LONDON, CR5 1HG | £862,500 | 30/09/2021 | Detached |
| 10 COURT AVENUE, COULSDON, CROYDON, GREATER LONDON, CR5 1HF | £825,000 | 24/09/2021 | Detached |
| 37 BISHOPS CLOSE, COULSDON, CROYDON, GREATER LONDON, CR5 1HH | £640,000 | 22/09/2021 | Detached |

**Area average:** £739,124 (13 sales)

## Capital growth trend

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

- **5y growth:** -14.8%
- **10y growth:** 20.9%

## House Price Index (HM Land Registry)

*Official index for Croydon; Detached series; as of April 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 3.5%
- **10y growth (index):** 13.7%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South London (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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Birchfield Close, CR5 | £2,050/mo | 3 | 0.57 miles | OpenRent |
| 3 Bed Semi-Detached House, Haydn Avenue, CR8 | £2,400/mo | 3 | 0.81 miles | OpenRent |

**Average rent: £2,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £278,125
- **Target investor price (1%):** £222,500

*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 £2,225/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.8×
- **Monthly cashflow:** £-1,153/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** 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 | 28 |
| Anti-social behaviour | 17 |
| Vehicle crime | 11 |
| Public order | 8 |
| Other theft | 3 |
| Possession of weapons | 3 |
| Drugs | 2 |
| Robbery | 2 |
| Other crime | 1 |
| **Total incidents** | **75** |

*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 |
|------|------|----------|--------|
| Coulsdon CofE Primary School | Primary | 0.3 miles | Requires improvement — 26 Jun 2024 |
| Keston Primary School | Primary | 0.4 miles | Good — 28 Jun 2013 |
| New Valley Primary School | Primary | 0.4 miles | Good — 12 Jul 2017 |
| Oasis Academy Byron | Primary | 0.5 miles | Good — 14 Sep 2023 |
| The Hayes Primary School | Primary | 0.6 miles | Good — 6 Jul 2023 |

## FENSA Certificates

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

### FENSA Certificate #1620216
- **Address:** 21 CANONS HILL, COULSDON, CR5 1HB
- **Certificate Issued:** 19/04/2004
- **Work Completed:** 22/03/2004
- **Items:** 2 window(s), 1 door(s)