# 2 bedroom apartment for sale (SE19 3DU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 MENLO GARDENS, LONDON, GREATER LONDON SE19 3DU |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 59 m² |
| Last sold | £250,000 Jul 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 25/10/2028
- **Current heating cost:** £660/year
- **Est. upgrade cost to C:** £7,500

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9063-2816-7104-9028-2981)

## Description

This impressive apartment offers welldesigned living accommodation throughout. The highlight is the 15ft lounge, featuring large picture windows that flood the room with natural daylight, creating a bright and inviting space ideal for both relaxation and entertaining.

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)

## Property Photos

- ![819ac10a-5918-4b3...](/listings/photos/171610547/1962475) - 819ac10a-5918-4b3...
- ![a8b84c45-24e0-420...](/listings/photos/171610547/1962477) - a8b84c45-24e0-420...
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- ![a75d7252-51b8-44d...](/listings/photos/171610547/1962490) - a75d7252-51b8-44d...
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- ![4393f634-2e92-475...](/listings/photos/171610547/1962498) - 4393f634-2e92-475...
- ![02329826-9f99-471...](/listings/photos/171610547/1962500) - 02329826-9f99-471...
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- ![b235de21-eff6-462...](/listings/photos/171610547/1962506) - b235de21-eff6-462...

## Floorplans

- ![1406032.jpg](/listings/photos/171610547/1962507) - 1406032.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/171610547/1962509) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #11752030
- **Address:** 8 Menlo Gardens, LONDON, SE19 3DU
- **Certificate Issued:** 25/07/2016
- **Work Completed:** 27/06/2016
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 MENLO GARDENS, LONDON, CROYDON, GREATER LONDON, SE19 3DU | £250,000 | 12/07/2021 | Flat |

## Sold Comparables

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

| 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 |
| 76 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EH | £330,000 | 25/11/2022 | Flat |
| 56 THE WOODLANDS, LONDON, CROYDON, GREATER LONDON, SE19 3EQ | £290,000 | 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)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £375,771 (86 Flat, SE19, 2024–2026)
- **Deviation:** -33.5%

## 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 Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/mo

## 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)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 8.9%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £655/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.8%

*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).*

## Price per Square Metre

- **£/m²:** £4,237/m²

## Capital growth trend

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

- **5y growth:** 3.1%
- **10y growth:** 8.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.8%
- **5y growth (index):** -6.6%
- **10y growth (index):** 1.5%

## 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)