Sold Terraced

15 OSTERLEY GARDENS

THORNTON HEATH, THORNTON HEATH, GREATER LONDON CR7 8DH

3 beds 1 baths 116 m² Listed 21 Mar 2023 (-1230d)

£575,000

Offers in Excess of

Reduced on 24 Mar 2023

Save

# 3 bedroom terraced house for sale (CR7 8DH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 OSTERLEY GARDENS, THORNTON HEATH, THORNTON HEATH, GREATER LONDON CR7 8DH |
| Price | £575,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £90,000 Jun 1997 |

## Description

The ground floor comprises a large and bright reception room, downstairs WC, and a large kitchen/diner leading onto a well-maintained garden which has an outhouse to the back. The first floor comprises two double bedrooms, a good size third bedroom and bathroom with a shower cubicle and toilet.

Located close to local amenities and transport links and benefitting from off-street parking, this property is not to be missed. Please call Stirling Ackroyd to arrange a viewing.

## Property Photos

- ![External](/listings/photos/132779930/1638919) - External
- ![Reception Room](/listings/photos/132779930/1638920) - Reception Room
- ![Kitchen](/listings/photos/132779930/1638921) - Kitchen
- ![Outhouse](/listings/photos/132779930/1638923) - Outhouse
- ![Garden](/listings/photos/132779930/1638924) - Garden
- ![Hallway](/listings/photos/132779930/1638925) - Hallway
- ![Reception Room](/listings/photos/132779930/1638926) - Reception Room
- ![Reception Room](/listings/photos/132779930/1638927) - Reception Room
- ![Reception Room](/listings/photos/132779930/1638928) - Reception Room
- ![Kitchen](/listings/photos/132779930/1638929) - Kitchen
- ![Kitchen](/listings/photos/132779930/1638930) - Kitchen
- ![Reception Room](/listings/photos/132779930/1638931) - Reception Room
- ![Outhouse](/listings/photos/132779930/1638932) - Outhouse
- ![Garden](/listings/photos/132779930/1638933) - Garden
- ![Garden](/listings/photos/132779930/1638934) - Garden
- ![Garden](/listings/photos/132779930/1638935) - Garden
- ![Wc](/listings/photos/132779930/1638936) - Wc
- ![Outhouse](/listings/photos/132779930/1638937) - Outhouse
- ![Bedroom](/listings/photos/132779930/1638938) - Bedroom
- ![Bedroom](/listings/photos/132779930/1638939) - Bedroom
- ![Bedroom](/listings/photos/132779930/1638940) - Bedroom
- ![Bedroom](/listings/photos/132779930/1638941) - Bedroom
- ![Bedroom](/listings/photos/132779930/1638942) - Bedroom
- ![Bathroom](/listings/photos/132779930/1638943) - Bathroom
- ![Bedroom](/listings/photos/132779930/1638944) - Bedroom
- ![Bedroom](/listings/photos/132779930/1638945) - Bedroom

## Floorplans

- ![Floorplan](/listings/photos/132779930/1638946) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/132779930/1638947) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 OSTERLEY GARDENS, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DH | £90,000 | 23/06/1997 | 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 |
|---------|-------|------|------|
| 155 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HX | £455,000 | 28/11/2025 | Terraced |
| 25 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DZ | £650,000 | 26/09/2025 | Terraced |
| 43 GEORGIA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DW | £600,000 | 04/10/2023 | Terraced |
| 17 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DZ | £480,000 | 07/09/2023 | Terraced |
| 1 GARRATT CLOSE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FP | £185,500 | 15/06/2023 | Terraced |
| 52 CAROLINA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DL | £500,000 | 31/05/2023 | Terraced |
| [Same street] 10 OSTERLEY GARDENS, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DH | £520,000 | 28/04/2023 | Terraced |
| 10 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HQ | £390,000 | 20/12/2022 | Terraced |
| 52 OSBORNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8PB | £265,000 | 02/12/2022 | Terraced |
| 53 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HU | £476,000 | 12/10/2022 | Terraced |
| 97 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HW | £475,000 | 03/10/2022 | Terraced |
| 90 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HR | £451,000 | 30/08/2022 | Terraced |
| 22 OSBORNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8PB | £394,000 | 15/08/2022 | Terraced |
| 51 GEORGIA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DW | £690,000 | 08/08/2022 | Terraced |
| 22 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DY | £610,000 | 12/07/2022 | Terraced |
| 62 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DY | £500,000 | 01/07/2022 | Terraced |
| 72 CAROLINA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DL | £580,000 | 07/06/2022 | Terraced |
| 58 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DY | £621,500 | 17/03/2022 | Terraced |
| 23 INGRAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8EE | £445,000 | 02/12/2021 | Terraced |
| 57 OSBORNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8PD | £350,000 | 19/11/2021 | Terraced |
| 95 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HW | £525,000 | 27/10/2021 | Terraced |

**Street average:** £520,000 (1 sale)
**Area average:** £482,150 (20 sales)

## Price vs local average

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

- **Local average:** £429,604 (75 Terraced, CR7, 2024–2026)
- **Deviation:** +33.8%

## 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 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 | 0.35 miles | OpenRent |
| 3 Bed Terraced House, The Lawns, SE19 | £2,800/mo | 3 | 0.4 miles | OpenRent |

**Average rent: £2,475/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £309,375
- **Target investor price (1%):** £247,500

*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 £2,475/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-62/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*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:** 5.7%
- **10y growth:** 9.2%

## 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)

External Reception Room Kitchen Outhouse Garden Hallway Reception Room Reception Room Reception Room Kitchen Kitchen Reception Room Outhouse Garden Garden Garden Wc Outhouse Bedroom Bedroom Bedroom Bedroom Bedroom Bathroom Bedroom Bedroom

/ 26

Property details

Tenure

FREEHOLD

Floor area

116 m²

Last sold

£90,000 Jun 1997

Local average

£429,604 (+33.8%)

Deprivation

Decile 6 (17,380 of 33,755)

Street crime

561 incidents within 1 mile (May 2026)

Key features

Three bedrooms
Mid-terrace house
Off-street parking
Kitchen/diner
Downstairs WC
Well-maintained garden

Additional details

Parking: Yes
Garden: Yes

Description

This well-presented, mid-terrace three bedroom house is located in a cul-de-sac on the borders of the 'American Estate'. close to local amenities and transport links and benefits from off-street parking and a large private garden.

The ground floor comprises a large and bright reception room, downstairs WC, and a large kitchen/diner leading onto a well-maintained garden which has an outhouse to the back. The first floor comprises two double bedrooms, a good size third bedroom and bathroom with a shower cubicle and toilet.

Located close to local amenities and transport links and benefitting from off-street parking, this property is not to be missed. Please call Stirling Ackroyd to arrange a viewing.

Listed by

Thornton Heath

Leaders and Romans Group

Reference: 132779930

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	23/06/1997 (29 years ago)	£90,000	—

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
155 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HX	£455,000	28/11/2025	Terraced
25 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DZ	£650,000	26/09/2025	Terraced
43 GEORGIA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DW	£600,000	04/10/2023	Terraced
17 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DZ	£480,000	07/09/2023	Terraced
1 GARRATT CLOSE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FP	£185,500	15/06/2023	Terraced
52 CAROLINA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DL	£500,000	31/05/2023	Terraced
Same street 10 OSTERLEY GARDENS, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DH	£520,000	28/04/2023	Terraced
10 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HQ	£390,000	20/12/2022	Terraced
52 OSBORNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8PB	£265,000	02/12/2022	Terraced
53 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HU	£476,000	12/10/2022	Terraced
97 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HW	£475,000	03/10/2022	Terraced
90 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HR	£451,000	30/08/2022	Terraced
22 OSBORNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8PB	£394,000	15/08/2022	Terraced
51 GEORGIA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DW	£690,000	08/08/2022	Terraced
22 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DY	£610,000	12/07/2022	Terraced
62 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DY	£500,000	01/07/2022	Terraced
72 CAROLINA ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DL	£580,000	07/06/2022	Terraced
58 SPRINGFIELD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8DY	£621,500	17/03/2022	Terraced
23 INGRAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8EE	£445,000	02/12/2021	Terraced
57 OSBORNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8PD	£350,000	19/11/2021	Terraced
95 NORTHWOOD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8HW	£525,000	27/10/2021	Terraced

Street average: £520,000 (1 sale)

Area average: £482,150 (20 sales)

Capital growth trend

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

5y growth 5.7%

10y growth 9.2%

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 £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/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 8DH

Nearby

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

Type	Name	Distance
Bus stop	Springfield Road	0.1 miles
Shop	SS Food & Wine	0.1 miles
Bus stop	Osborne Road / Northwood Road	0.1 miles
Shop	P.L. Gauntlett	0.1 miles
Train station	Thornton Heath	0.7 miles
Train station	Norbury	0.9 miles
Hospital	British Home & Hospital for Incurables	1.0 miles
Hospital	Fertility Treatment	1.3 miles
University	Horton Halls Reception	3.8 miles
University	University of Wales Trinity Saint David London Campus	4.9 miles

Street-level crime

Category	Count
Violence and sexual offences	189
Anti-social behaviour	115
Vehicle crime	65
Shoplifting	42
Other theft	33
Drugs	31
Public order	26
Burglary	14
Other crime	12
Robbery	12
Theft from the person	12
Possession of weapons	5
Criminal damage and arson	4
Bicycle theft	1
Total incidents	561

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
St Cyprian's Greek Orthodox Primary Academy	Primary	0.1 miles	Requires improvement — 18 Jul 2024
David Livingstone Academy	Primary	0.2 miles	Outstanding — 2 Jul 2019
St James the Great RC Primary and Nursery School	Primary	0.3 miles	Outstanding — 5 Dec 2023
Beulah Junior School	Primary	0.3 miles	Requires improvement — 18 Jul 2024
Beulah Infants' School	Primary	0.4 miles	Good — 12 Sep 2017

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	0.35 miles	OpenRent
3 Bed Terraced House, The Lawns, SE19	£2,800/mo	3	0.4 miles	OpenRent

Average rent: £2,475/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £309,375

Target investor price (1%) £247,500

Gross yield 5.2%

Cost-to-rent ratio 19.4×

Monthly cashflow £-62/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.4%

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).