8 MENLO GARDENS
LONDON, GREATER LONDON SE19 3DU
Property details
Tenure
LEASEHOLD
Floor area
59 m²
Council tax band
C
EPC rating
D
Year built
England and Wales: 1976-1982
Last sold
£250,000 Jul 2021
Price per m²
£4,237/m²
Local average
£375,771 (-33.5%)
Deprivation
Decile 4 (13,362 of 33,755)
Street crime
458 incidents within 1 mile (Jun 2026)
Description
The property further benefits from two genuinely spacious double bedrooms, a separate kitchen, and a modern bathroom, all offering excellent potential for personalisation.
Situated within a popular residential development, residents also enjoy access to communal gardens, providing a peaceful retreat seldom found at this price point in the area.
DIRECTIONS
Menlo Gardens is a quiet cul-de-sac just off Beulah Hill and is within easy reach of Crystal Palace Triangle. Other local amenities include Upper Norwood Park and various bus routes into London and Croydon.
TRANSPORT
Transport :
Gipsy Hill (Approx 0.8 miles)
Crystal Palace (Approx 0.9 miles)
Thornton Heath (Approx 1.2 miles)
Listed by
Crystal Palace
Streets Ahead
Reference: 171610547
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: C
Inspection date: 26/10/2018
Expiry date: 25/10/2028
Current heating cost: £660/year
Potential heating cost: £260/year
Est. upgrade cost to C: £7,500
Recommendations
- Cavity wall insulation (£500 - £1,500)
- Floor insulation (solid floor) (£4,000 - £6,000)
- High heat retention storage heaters (£1,200 - £1,800)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Registered land (INSPIRE)
This location falls inside an HM Land Registry INSPIRE registered freehold polygon.
Building plot (shared): ~8,716 m² (2.15 acres) (area is for the building, not the flat)
Source: HM Land Registry INSPIRE Index Polygons.
Floorplans
1406032.jpg
EPC Graphs
EPC Rating Graph
FENSA Certificates
This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #11752030
Property Details
Street: 8 Menlo Gardens
Town: LONDON
Postcode: SE19 3DU
Installation Details
Items: 1 door
Certificate Issued: 25/07/2016
Work Completed: 27/06/2016
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £250,000 | 0% |
| Sold | 12/07/2021 (5 years ago) | £250,000 | — |
Source: HM Land Registry Price Paid Data. Crown copyright.
Sold Comparables
Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.
| Address | Price | Date | Type |
|---|---|---|---|
| 72 PRIORY CRESCENT, LONDON, CROYDON, GREATER LONDON, SE19 3EE | £200,000 | 19/12/2025 | Flat |
| 101 MENLO GARDENS, LONDON, CROYDON, GREATER LONDON, SE19 3DX | £180,000 | 21/11/2025 | Flat |
| 2D FLAT 6 HAROLD ROAD, LONDON, CROYDON, GREATER LONDON, SE19 3FB | £470,000 | 29/10/2025 | Flat |
| 59 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EH | £300,000 | 29/10/2025 | Flat |
| APPLEBY LODGE, 82 FLAT 2 BEULAH HILL, LONDON, CROYDON, GREATER LONDON, SE19 3EZ | £260,000 | 07/07/2025 | Flat |
| 70 FLAT 2 BEULAH HILL, LONDON, CROYDON, GREATER LONDON, SE19 3EW | £91,250 | 30/11/2023 | Flat |
| ST. VALERY, 54 FLAT 1 BEULAH HILL, LONDON, CROYDON, GREATER LONDON, SE19 3ER | £560,000 | 08/11/2023 | Flat |
| 104 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EH | £400,000 | 13/10/2023 | Flat |
| 51 MENLO GARDENS, LONDON, CROYDON, GREATER LONDON, SE19 3DT | £285,000 | 22/09/2023 | Flat |
| PIPERS COURT, 80 FLAT 7 BEULAH HILL, LONDON, CROYDON, GREATER LONDON, SE19 3ET | £435,000 | 02/05/2023 | Flat |
| 28 PRIORY CRESCENT, LONDON, CROYDON, GREATER LONDON, SE19 3EE | £265,000 | 31/03/2023 | Flat |
| APPLEBY LODGE, 82 FLAT 2 BEULAH HILL, LONDON, CROYDON, GREATER LONDON, SE19 3EZ | £281,000 | 23/03/2023 | Flat |
| 117 MENLO GARDENS, LONDON, CROYDON, GREATER LONDON, SE19 3DX | £354,000 | 17/02/2023 | Flat |
| 95 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EH | £173,000 | 20/12/2022 | Flat |
| 20 PRIORY CRESCENT, LONDON, CROYDON, GREATER LONDON, SE19 3EE | £257,500 | 09/12/2022 | Flat |
| 56 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EQ | £290,000 | 25/11/2022 | Flat |
| 76 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EH | £330,000 | 25/11/2022 | Flat |
| 17 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EQ | £270,000 | 21/11/2022 | Flat |
| 16 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EQ | £280,000 | 28/10/2022 | Flat |
| 67 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EH | £255,000 | 28/10/2022 | Flat |
Area average: £296,838 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Flats and maisonettes. As of May 2026.
Rental Range
Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Croydon.
LHA (30th percentile) floor for Cambridge: £947/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Beulah Spa | 0.1 miles |
| Bus stop | Hermitage Road | 0.1 miles |
| Shop | Spa Off Licence | 0.3 miles |
| Shop | High Limes general store | 0.5 miles |
| Hospital | British Home & Hospital for Incurables | 0.8 miles |
| Train station | Gipsy Hill | 0.8 miles |
| Train station | Crystal Palace | 1.0 miles |
| Hospital | Fertility Treatment | 1.8 miles |
| University | Horton Halls Reception | 3.9 miles |
| University | University of Wales Trinity Saint David London Campus | 4.5 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 159 |
| Anti-social behaviour | 113 |
| Vehicle crime | 51 |
| Other theft | 30 |
| Public order | 24 |
| Drugs | 18 |
| Robbery | 18 |
| Theft from the person | 16 |
| Shoplifting | 11 |
| Possession of weapons | 9 |
| Burglary | 5 |
| Other crime | 4 |
| Total incidents | 458 |
Within 1 mile during Jun 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 |
|---|---|---|---|
| Harris Academy Beulah Hill | Secondary | 0.1 miles | — (No rating) |
| Downsview Primary and Nursery School | Primary | 0.3 miles | Good — 20 Apr 2015 |
| Priory School | Other | 0.3 miles | Good — 18 Sep 2024 |
| Rockmount Primary School | Primary | 0.4 miles | Outstanding — 15 Jun 2015 |
| All Saints CofE Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
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, The Woodlands, SE19 | £1,700/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, The Woodlands, SE19 | £2,500/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Flat, Beauchamp Road, SE19 | £1,850/mo | 2 | 0.43 miles | OpenRent |
Average rent: £2,017/mo (3 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).