# 3 bedroom terraced house for sale (CR7 8QW) ## Property Details | Key | Value | |-----|-------| | Address | 72 BULLER ROAD, THORNTON HEATH, THORNTON HEATH, GREATER LONDON CR7 8QW | | Price | £450,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1930-1949 | | Floor area | 98 m² | | Last sold | £209,250 Feb 2004 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 12/09/2032 - **Est. upgrade cost to C:** £18,500 ### Recommendations - Q (£4,000 - £14,000) - 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/5220-9019-0621-7001-1253) ## Description Set on a sought-after road between Thornton Heath and Crystal Palace is this beautifully presented three bedroom home, offering nearly 1,200 square feet of light-filled living space with panoramic views of London. The spacious layout features a bright through-lounge with a bay window, a stylish kitchen with utility room and French doors opening to a private garden — ideal for relaxing or entertaining. Upstairs boasts three generous bedrooms, a modern family bathroom and a loft with extension potential (STPP). Finished with neutral décor, double glazing and central heating throughout. Located a short distance from Thornton Heath Station, top-rated schools and the vibrant Crystal Palace Triangle. ## Property Photos - ![Exterior](/listings/photos/163964945/1327651) - Exterior - ![Reception Room](/listings/photos/163964945/1327652) - Reception Room - ![Kitchen](/listings/photos/163964945/1327654) - Kitchen - ![Bedroom](/listings/photos/163964945/1327655) - Bedroom - ![Garden](/listings/photos/163964945/1327656) - Garden - ![Reception Room](/listings/photos/163964945/1327657) - Reception Room - ![Reception Room](/listings/photos/163964945/1327659) - Reception Room - ![Reception Room](/listings/photos/163964945/1327661) - Reception Room - ![Reception/Dining](/listings/photos/163964945/1327662) - Reception/Dining - ![Kitchen](/listings/photos/163964945/1327663) - Kitchen - ![Kitchen](/listings/photos/163964945/1327665) - Kitchen - ![Kitchen](/listings/photos/163964945/1327666) - Kitchen - ![Hallway](/listings/photos/163964945/1327668) - Hallway - ![Bedroom](/listings/photos/163964945/1327669) - Bedroom - ![Bedroom](/listings/photos/163964945/1327670) - Bedroom - ![Bedroom](/listings/photos/163964945/1327672) - Bedroom - ![Bedroom](/listings/photos/163964945/1327673) - Bedroom - ![Bathroom](/listings/photos/163964945/1327674) - Bathroom - ![Garden](/listings/photos/163964945/1327675) - Garden - ![Exterior](/listings/photos/163964945/1327676) - Exterior ## Floorplans - ![Floorplan](/listings/photos/163964945/1327677) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/163964945/1327678) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 72 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £209,250 | 09/02/2004 | 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 | | 61 MERSHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NS | £465,000 | 20/11/2025 | Terraced | | 128 WOODVILLE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LL | £500,000 | 20/11/2025 | Terraced | | 31 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QX | £560,000 | 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] 80 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £500,000 | 19/10/2022 | 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:** £481,167 (6 sales) **Area average:** £428,713 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £426,046 (72 Terraced, CR7, 2024–2026) - **Deviation:** +5.6% ## 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 | 0.29 miles | OpenRent | **Average rent: £2,225/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.49% (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:** 5.9% - **Cost-to-rent:** 16.9× - **Monthly cashflow:** £205/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.9% *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:** £4,592/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 1.7% - **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)