# 2 bedroom maisonette for sale (CR5 2SP) ## Property Details | Key | Value | |-----|-------| | Address | 24 CORDREY GARDENS, COULSDON, GREATER LONDON CR5 2SP | | Price | £335,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £330,000 Nov 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 16/11/2031 - **Current heating cost:** £735/year - **Est. upgrade cost to C:** £15,725 ### Recommendations - A (£100 - £350) - B (£500 - £1,500) - W2 (£4,000 - £6,000) - 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/9320-2153-0190-2499-0141) ## Description AN OPPORTUNITY TO PURCHASE this split level maisonette offering deceptively well-proportioned accommodation with spacious dual aspect lounge, kitchen, two double bedrooms with built in wardrobes, bathroom with bath, separate ground floor W.C., garage and off street parking. The property is entered on the ground floor with the accommodation set over the 1st and 2nd floor. Situated in a very popular and convenient location being walking distance from Coulsdon Town with its good selection of restaurants and shops and Coulsdon mainline station with good links to London Victoria and London Bridge, M23/M25 within easy reach, as well as the beautiful open green spaces of Farthing Downs and Happy Valley. ## Property Photos - ![Photo](/listings/photos/155658887/1047481) - ![Photo](/listings/photos/155658887/1047482) - ![Photo](/listings/photos/155658887/1047483) - ![Photo](/listings/photos/155658887/1047484) - ![Photo](/listings/photos/155658887/1047485) - ![Photo](/listings/photos/155658887/1047486) - ![Photo](/listings/photos/155658887/1047487) - ![Photo](/listings/photos/155658887/1047488) - ![Photo](/listings/photos/155658887/1047489) - ![Photo](/listings/photos/155658887/1047490) - ![Photo](/listings/photos/155658887/1047491) - ![Photo](/listings/photos/155658887/1047492) ## Floorplans - ![Floorplan 1](/listings/photos/155658887/1047493) - Floorplan 1 - ![Floorplan 2](/listings/photos/155658887/1047494) - Floorplan 2 ## EPC Graphs - ![EPC 1](/listings/photos/155658887/1047495) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 24 CORDREY GARDENS, COULSDON, CROYDON, GREATER LONDON, CR5 2SP | £330,000 | 22/11/2024 | 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 | |---------|-------|------|------| | 21 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2BQ | £105,000 | 06/01/2026 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 5 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £415,000 | 11/12/2025 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 3 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £450,000 | 21/11/2025 | Flat | | 8 FLAT 26 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2BZ | £102,000 | 11/11/2022 | Flat | | 1 FLAT 9 STATION APPROACH ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2BT | £270,000 | 21/10/2022 | Flat | | SMITHAM COURT, 31 FLAT 26 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2FF | £330,000 | 07/10/2022 | Flat | | 8 FLAT 6 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2BZ | £97,500 | 29/07/2022 | Flat | | 8 FLAT 21 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2BZ | £306,000 | 22/07/2022 | Flat | | SMITHAM COURT, 31 FLAT 27 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2FF | £335,000 | 28/06/2022 | Flat | | 8 FLAT 25 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2BZ | £325,000 | 24/06/2022 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 4 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £475,000 | 24/05/2022 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 3 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £500,000 | 21/04/2022 | Flat | | 17 FLAT 13 STATION APPROACH ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2BT | £182,000 | 11/04/2022 | Flat | | [Same street] 14 CORDREY GARDENS, COULSDON, CROYDON, GREATER LONDON, CR5 2SP | £285,000 | 07/04/2022 | Flat | | 13 STATION APPROACH ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2BT | £144,000 | 01/04/2022 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 7 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £435,000 | 24/03/2022 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 6 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £440,000 | 21/03/2022 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 2 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £500,000 | 28/02/2022 | Flat | | [Same street] 44 CORDREY GARDENS, COULSDON, CROYDON, GREATER LONDON, CR5 2SP | £470,000 | 04/02/2022 | Terraced | | CHERRY BLOSSOM COURT, 2 FLAT 9 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £323,000 | 31/01/2022 | Flat | | CHERRY BLOSSOM COURT, 2 FLAT 8 COULSDON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2LA | £320,000 | 26/01/2022 | Flat | | 8 FLAT 16 LEADEN HILL, COULSDON, CROYDON, GREATER LONDON, CR5 2BZ | £307,000 | 17/01/2022 | Flat | | [Same street] 10 CORDREY GARDENS, COULSDON, CROYDON, GREATER LONDON, CR5 2SP | £520,000 | 08/11/2021 | Semi-detached | **Street average:** £425,000 (3 sales) **Area average:** £318,075 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £297,393 (14 Flat, CR5, 2024–2026) - **Deviation:** +12.6% ## 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 Outer South London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,197/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, Avenir Heights, CR5 | £3,690/mo | 2 | 0.23 miles | OpenRent | | 2 Bed Flat, Avenir Heights, CR5 | £4,060/mo | 2 | 0.23 miles | OpenRent | **Average rent: £3,875/mo (2 listings)** ## 1% Rule - **Rent ratio:** 1.16% (strong) - **Max investor price (0.8%):** £484,375 - **Target investor price (1%):** £387,500 *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 £3,875/mo).* - **Gross yield:** 13.9% - **Cost-to-rent:** 7.2× - **Monthly cashflow:** £2,143/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 26.5% *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:** £4,241/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 12.7% - **10y growth:** 14.7% ## House Price Index (HM Land Registry) *Official index for Croydon; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3% - **5y growth (index):** -6.8% - **10y growth (index):** 2.8% ## 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)