# 1 bedroom apartment for sale (SE25 4FN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6 MAIDEN MEWS, LONDON, GREATER LONDON SE25 4FN |
| Price | £325,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £350,000 Feb 2026 |

## Description

Black & Blanc are proud to present this beautifully designed, newly built one-bedroom ground floor apartment, located in the exclusive Maiden Mews development on Warminster Road. Measuring over 596 sq. ft., this bright and spacious home offers an exceptional standard of modern living and must be viewed to be fully appreciated.

Built in recent years and still covered by a valid new build warranty, the apartment has been finished to a high specification throughout and offers excellent storage solutions within its thoughtfully designed layout.

A key feature of this home is the gated, private, and secure garden, ideal for both entertaining and relaxing in peace. The property also benefits from its own private entrance, meaning there is no need for access via communal doors—offering both independence and added security.

Internally, the accommodation includes a spacious open-plan kitchen/diner ready for your choice of appliances, and a sleek, modern family bathroom.

Perfectly positioned within a 10–15 minute walk of Norwood Junction Station, the property offers fast and reliable transport links into Central London via Thameslink and Overground services. Residents will also enjoy proximity to an abundance of green spaces including South Norwood Lake & Grounds, South Norwood Country Park, and the lively Crystal Palace Triangle.

* The property is currently Leasehold; however, the process of acquiring a Share of Freehold is actively underway.

Black & Blanc Estate Agency is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Black & Blanc Estate Agents conduct detailed enquiries with the seller to ensure the information provided is as accurate as possible. Please let us know if you happen to know of any inaccuracies.

## Property Photos

- ![Living/ Kitchen](/listings/photos/165233987/647097) - Living/ Kitchen
- ![Living/ Kitchen](/listings/photos/165233987/647099) - Living/ Kitchen
- ![Living/ Kitchen](/listings/photos/165233987/647101) - Living/ Kitchen
- ![Living/ Kitchen](/listings/photos/165233987/647108) - Living/ Kitchen
- ![Living/ Kitchen](/listings/photos/165233987/647111) - Living/ Kitchen
- ![Living/ Kitchen](/listings/photos/165233987/647113) - Living/ Kitchen
- ![Living/ Kitchen](/listings/photos/165233987/647115) - Living/ Kitchen
- ![Bedroom](/listings/photos/165233987/647127) - Bedroom
- ![Bedroom](/listings/photos/165233987/647129) - Bedroom
- ![Bedroom](/listings/photos/165233987/647130) - Bedroom
- ![Bathroom](/listings/photos/165233987/647132) - Bathroom
- ![Storage/ Utility](/listings/photos/165233987/647133) - Storage/ Utility
- ![Outdoor Space](/listings/photos/165233987/647135) - Outdoor Space
- ![External/ Garden](/listings/photos/165233987/647136) - External/ Garden
- ![External](/listings/photos/165233987/647139) - External
- ![External/ Garden](/listings/photos/165233987/647140) - External/ Garden

## Floorplans

- ![Floorplan](/listings/photos/165233987/647141) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165233987/647142) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 MAIDEN MEWS, LONDON, CROYDON, GREATER LONDON, SE25 4FN | £350,000 | 27/02/2026 | Flat |
| 6 MAIDEN MEWS, LONDON, CROYDON, GREATER LONDON, SE25 4FN | £274,500 | 01/09/2023 | 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 |
|---------|-------|------|------|
| NORTHWOOD HOUSE, 15 - 17 FLAT 20 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DP | £265,430 | 11/12/2025 | Flat |
| NORTHWOOD HOUSE, 15 - 17 FLAT 21 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DP | £195,000 | 08/12/2025 | Flat |
| 25A LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4BJ | £336,500 | 12/11/2025 | Flat |
| CROWHURST, 37 FLAT 7 LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4BJ | £240,000 | 01/09/2025 | Flat |
| 59 FLAT 4 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DQ | £295,000 | 15/11/2024 | Flat |
| 30A LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4AF | £365,000 | 20/12/2023 | Flat |
| 9 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DP | £210,000 | 21/11/2023 | Flat |
| NORTHWOOD HOUSE, 15 - 17 FLAT 22 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DP | £247,000 | 13/11/2023 | Flat |
| 25 AVENUE GARDENS, LONDON, CROYDON, GREATER LONDON, SE25 4EB | £230,105 | 30/08/2023 | Flat |
| 5 FLAT 1 LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4BJ | £242,000 | 23/06/2023 | Flat |
| DRAKE COURT FLAT 8 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4BD | £290,000 | 24/03/2023 | Flat |
| 38 FLAT 6 LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4AF | £382,500 | 02/12/2022 | Flat |
| 8 AVENUE GARDENS, LONDON, CROYDON, GREATER LONDON, SE25 4EB | £312,500 | 04/11/2022 | Flat |
| 38 FLAT 1 LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4AF | £457,000 | 26/10/2022 | Flat |
| 38 FLAT 8 LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4AF | £380,000 | 21/10/2022 | Flat |
| 48A SOUTHERN AVENUE, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 4BS | £372,000 | 14/10/2022 | Flat |
| LITTLE OAKS COURT, 39 FLAT 9 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DE | £237,000 | 09/09/2022 | Flat |
| 38 FLAT 2 LANCASTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4AF | £420,000 | 26/08/2022 | Flat |
| 9D WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DP | £350,000 | 19/08/2022 | Flat |
| NORTHWOOD HOUSE, 15 - 17 FLAT 12 WARMINSTER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4DP | £195,000 | 29/07/2022 | Flat |

**Area average:** £301,102 (20 sales)

## Price vs local average

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

- **Local average:** £283,214 (44 Flat, SE25, 2024–2026)
- **Deviation:** +14.8%

## Rental Range

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

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 1 Bed Flat, Avenue Road, SE25 | £1,050/mo | 1 | 0.05 miles | OpenRent |
| Studio Flat, Court Road, SE25 | £1,195/mo | 1 | 0.11 miles | OpenRent |
| Studio Flat, Croydon Road, SE20 | £1,150/mo | 1 | 0.59 miles | OpenRent |
| 1 Bed Flat, Croydon Road, SE20 | £1,450/mo | 1 | 0.59 miles | OpenRent |

**Average rent: £1,211/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £146,625
- **Target investor price (1%):** £117,300

*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 £1,173/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.1×
- **Monthly cashflow:** £-249/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.2%

*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).*

## Capital growth trend

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

- **5y growth:** 10.9%
- **10y growth:** 14.9%

## House Price Index (HM Land Registry)

*Official index for London; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.5%
- **5y growth (index):** -6.8%
- **10y growth (index):** -1.9%

## 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)