Sold STC End of terrace

80 BULLER ROAD

THORNTON HEATH, GREATER LONDON CR7 8QW

3 beds 1 baths 91 m² Listed 11 Jul 2022 (-1470d)

£500,000

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# 3 bedroom end of terrace house for sale (CR7 8QW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 80 BULLER ROAD, THORNTON HEATH, GREATER LONDON CR7 8QW |
| Price | £500,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £500,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/07/2032
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9800-5396-0322-0198-3323)

## Description

**SUMMARY**

A superb end of terrace family home, situated on a popular residential road and within walking distance of Thornton Heath Station, bus links and amenities.

**DESCRIPTION**

This charming property, has some original features and comprises of three bedrooms and modern shower room on the first floor, and on the ground floor a formal lounge, second reception room, modern kitchen with the additional benefit of an impressive private garden.  This property would make a lovely home for anyone, and an internal viewing is highly recommended to avoid disappointment!

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/85740951/1327566)
- ![Photo](/listings/photos/85740951/1327567)
- ![Photo](/listings/photos/85740951/1327569)
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- ![Photo](/listings/photos/85740951/1327571)
- ![Photo](/listings/photos/85740951/1327572)
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- ![Photo](/listings/photos/85740951/1327575)
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- ![Photo](/listings/photos/85740951/1327577)
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- ![Photo](/listings/photos/85740951/1327579)

## Floorplans

- ![Floorplan 1](/listings/photos/85740951/1327581) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #14453759
- **Address:** 80 Buller Road, THORNTON HEATH, CR7 8QW
- **Certificate Issued:** 22/02/2021
- **Work Completed:** 12/02/2021
- **Items:** 8 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £500,000 | 19/10/2022 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £375,000 | 05/01/2026 | Terraced |
| 28 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QP | £412,000 | 12/12/2025 | Terraced |
| 138 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL | £620,000 | 28/11/2025 | Terraced |
| 36 LUNA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NY | £382,000 | 28/11/2025 | Terraced |
| 31 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £560,000 | 20/11/2025 | Terraced |
| 128 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL | £500,000 | 20/11/2025 | Terraced |
| 16 KITCHENER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QL | £430,000 | 13/08/2025 | Terraced |
| [Same street] 66 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £585,000 | 11/04/2025 | Terraced |
| 40 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QP | £390,000 | 01/12/2023 | Terraced |
| 22 HAMILTON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NL | £542,000 | 12/10/2023 | Terraced |
| [Same street] 54 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £528,000 | 27/09/2023 | Terraced |
| 107 GRANGE ROAD, UPPER NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6TQ | £440,000 | 18/08/2023 | Terraced |
| 67 GRANGE ROAD, UPPER NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6TH | £460,000 | 30/06/2023 | Terraced |
| 61 GRANGE PARK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QF | £290,000 | 23/06/2023 | Terraced |
| 78 GRANGE PARK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QB | £255,000 | 16/06/2023 | Terraced |
| 39 KITCHENER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QN | £420,000 | 07/06/2023 | Terraced |
| 6 ANNSWORTHY AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QD | £435,000 | 14/04/2023 | Terraced |
| 37 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £402,750 | 13/04/2023 | Terraced |
| 52 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NP | £365,000 | 31/03/2023 | Terraced |
| 138 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QZ | £440,000 | 17/03/2023 | Terraced |
| 69 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QR | £422,500 | 03/02/2023 | Terraced |
| 52 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NP | £350,000 | 28/10/2022 | Terraced |
| [Same street] 52 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £280,000 | 03/10/2022 | Terraced |
| [Same street] 50 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £464,000 | 23/09/2022 | Terraced |
| [Same street] 56 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £530,000 | 28/03/2022 | Terraced |

**Street average:** £477,400 (5 sales)
**Area average:** £424,563 (20 sales)

## Price vs local average

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

- **Local average:** £426,046 (72 Terraced, CR7, 2024–2026)
- **Deviation:** +17.4%

## 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 Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £808/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Livingstone Road, CR7 | £2,150/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed Terraced House, Livingstone Road, CR7 | £2,300/mo | 3 | 0.31 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.45% (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:** 5.3%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £8/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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:** £5,495/m²

## Capital growth trend

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

- **5y growth:** 1.2%
- **10y growth:** 16.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

91 m²

Council tax band

EPC rating

Last sold

£500,000 Oct 2022

Price per m²

£5,495/m²

Local average

£426,046 (+17.4%)

Deprivation

Decile 4 (11,459 of 33,755)

Street crime

642 incidents within 1 mile (May 2026)

Key features

End of terrace
3 bedrooms
Walking distance to Thornton Heath station
Modern upstairs bathroom and modern kitchen
Popular road
Impressive private garden

Additional details

Parking: On street
Garden: Back garden

Description

SUMMARY
A superb end of terrace family home, situated on a popular residential road and within walking distance of Thornton Heath Station, bus links and amenities.

DESCRIPTION
This charming property, has some original features and comprises of three bedrooms and modern shower room on the first floor, and on the ground floor a formal lounge, second reception room, modern kitchen with the additional benefit of an impressive private garden. This property would make a lovely home for anyone, and an internal viewing is highly recommended to avoid disappointment!

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

Listed by

Thornton Heath

Sequence (UK) Limited - Connells

Reference: 85740951

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 11/07/2022

Expiry date: 10/07/2032

Est. upgrade cost to C: £19,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #14453759

Property Details

Street: 80 Buller Road

Town: THORNTON HEATH

Postcode: CR7 8QW

Installation Details

Items: 8 windows and 3 doors

Certificate Issued: 22/02/2021

Work Completed: 12/02/2021

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
Sold	19/10/2022 (3 years ago)	£500,000	—

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
33 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX	£375,000	05/01/2026	Terraced
28 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QP	£412,000	12/12/2025	Terraced
138 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL	£620,000	28/11/2025	Terraced
36 LUNA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NY	£382,000	28/11/2025	Terraced
31 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX	£560,000	20/11/2025	Terraced
128 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL	£500,000	20/11/2025	Terraced
16 KITCHENER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QL	£430,000	13/08/2025	Terraced
Same street 66 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£585,000	11/04/2025	Terraced
40 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QP	£390,000	01/12/2023	Terraced
22 HAMILTON ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NL	£542,000	12/10/2023	Terraced
Same street 54 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£528,000	27/09/2023	Terraced
107 GRANGE ROAD, UPPER NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6TQ	£440,000	18/08/2023	Terraced
67 GRANGE ROAD, UPPER NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6TH	£460,000	30/06/2023	Terraced
61 GRANGE PARK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QF	£290,000	23/06/2023	Terraced
78 GRANGE PARK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QB	£255,000	16/06/2023	Terraced
39 KITCHENER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QN	£420,000	07/06/2023	Terraced
6 ANNSWORTHY AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QD	£435,000	14/04/2023	Terraced
37 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX	£402,750	13/04/2023	Terraced
52 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NP	£365,000	31/03/2023	Terraced
138 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QZ	£440,000	17/03/2023	Terraced
69 HYTHE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QR	£422,500	03/02/2023	Terraced
52 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NP	£350,000	28/10/2022	Terraced
Same street 52 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£280,000	03/10/2022	Terraced
Same street 50 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£464,000	23/09/2022	Terraced
Same street 56 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£530,000	28/03/2022	Terraced

Street average: £477,400 (5 sales)

Area average: £424,563 (20 sales)

Capital growth trend

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

5y growth 1.2%

10y growth 16.6%

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

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

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 Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR7 8QW

Nearby

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

Type	Name	Distance
Shop	Day 1 Off Licence	0.2 miles
Shop	Lady Viv's Hair & Beauty	0.3 miles
Bus stop	Clifton Road	0.3 miles
Bus stop	High Street / Whitehorse Lane	0.3 miles
Train station	Thornton Heath	0.4 miles
Train station	Selhurst	0.8 miles
Hospital	Fertility Treatment	1.1 miles
Hospital	Gynaecology Department	1.1 miles
University	Horton Halls Reception	4.3 miles
University	University of Wales Trinity Saint David London Campus	5.4 miles

Street-level crime

Category	Count
Violence and sexual offences	207
Anti-social behaviour	175
Vehicle crime	67
Other theft	45
Public order	31
Drugs	29
Shoplifting	21
Burglary	19
Theft from the person	15
Robbery	14
Other crime	10
Criminal damage and arson	4
Possession of weapons	4
Bicycle theft	1
Total incidents	642

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
Beulah Infants' School	Primary	0.3 miles	Good — 12 Sep 2017
Beulah Junior School	Primary	0.3 miles	Requires improvement — 18 Jul 2024
Thornton Heath Nursery School	Nursery	0.4 miles	Good — 27 Nov 2023
Whitehorse Manor Infant School	Primary	0.5 miles	Good — 2 May 2024
Whitehorse Manor Junior School	Primary	0.5 miles	Good — 10 Sep 2012

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
3 Bed Terraced House, Livingstone Road, CR7	£2,150/mo	3	0.22 miles	OpenRent
3 Bed Terraced House, Livingstone Road, CR7	£2,300/mo	3	0.31 miles	OpenRent

Average rent: £2,225/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £278,125

Target investor price (1%) £222,500

Gross yield 5.3%

Cost-to-rent ratio 18.7×

Monthly cashflow £8/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.1%

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).