# 4 bedroom detached house for sale (CR2 7NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 CROHAM VALLEY ROAD, SOUTH CROYDON, SOUTH CROYDON, GREATER LONDON CR2 7NA |
| Price | £1,000,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | G |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 145 m² |
| Last sold | £470,000 Sep 2003 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £2,844/year
- **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/0025-1202-6304-7865-0200)

## Description

The Property

Very well presented four bedroom detached family home with large private garden backing onto Croham Hurst golf course, enviably situated in a sought after residential area within easy reach of transport links, schools and amenities.  Occupying an impressive plot with sweeping driveway and double garage providing ample off street parking, the property provides expansive accommodation with quality interiors - ideal for modern family life.  Features include two beautiful reception rooms, well equipped kitchen/breakfast room with separate utility, first floor family bath/shower room, downstairs WC, gas central heating, double glazing, inbuilt storage, quality floor coverings and neutral decor.  

Accommodation comprises entrance hall with stairs rising to the first floor and access to guest WC, leading into the large dual aspect reception room with feature fireplace and space for relaxing and entertaining.  A further reception/dining room with feature rear bay and double doors onto the garden provides additional family living space.  The separate kitchen, with adjoining utility room, comprises a range of matching wall and base units with work surfaces and breakfast bar area, incorporating inset sink unit, electric hob with overhead extractor, electric oven, and further space for appliances.  To the first floor, there are four well proportioned double bedrooms - plus a family bathroom with modern white three piece bath suite and separate walk-in shower unit.  

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Location

The property is located within easy access of both South and East Croydon stations, each offering superb connections into Central London, Gatwick and the South Coast.  Croydon town centre is within a short drive providing an array of shops and amenities, as well as leisure facilities including a cinema complex, whilst nearby Selsdon is also close-by offering an additional local selection of amenities as well as supermarkets including Aldi and Sainsburys.  The area is also well served by excellent schools and beautiful open spaces.

Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.

If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.

## Property Photos

- ![The Property](/listings/photos/144667832/244357) - The Property
- ![Reception Room](/listings/photos/144667832/244359) - Reception Room
- ![Reception Room](/listings/photos/144667832/244360) - Reception Room
- ![Dining Area](/listings/photos/144667832/244361) - Dining Area
- ![Reception Room Two](/listings/photos/144667832/244362) - Reception Room Two
- ![Kitchen](/listings/photos/144667832/244363) - Kitchen
- ![Kitchen](/listings/photos/144667832/244364) - Kitchen
- ![Entrance Hall](/listings/photos/144667832/244365) - Entrance Hall
- ![Utility Room](/listings/photos/144667832/244366) - Utility Room
- ![Master Bedroom](/listings/photos/144667832/244367) - Master Bedroom
- ![Bedroom Two](/listings/photos/144667832/244369) - Bedroom Two
- ![Bedroom Three](/listings/photos/144667832/244370) - Bedroom Three
- ![Bedroom Four](/listings/photos/144667832/244373) - Bedroom Four
- ![Bathroom](/listings/photos/144667832/244374) - Bathroom
- ![Garden](/listings/photos/144667832/244376) - Garden

## Floorplans

- ![Floorplan 1](/listings/photos/144667832/244378) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/144667832/244381) - epc

## FENSA Certificates

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

### FENSA Certificate #1867466
- **Address:** 14 Croham Valley Road, South Croydon, CR2 7NA
- **Certificate Issued:** 13/07/2004
- **Work Completed:** 22/06/2004
- **Items:** 17 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £470,000 | 03/09/2003 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 62 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NB | £840,000 | 26/10/2023 | Detached |
| [Same street] 8 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £360,000 | 22/08/2023 | Flat |
| 12 MANOR GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BU | £1,050,000 | 12/07/2023 | Detached |
| [Same street] 8 FLAT 4 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £400,000 | 23/06/2023 | Flat |
| [Same street] 8 FLAT 9 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £435,000 | 09/06/2023 | Flat |
| [Same street] 8 FLAT 6 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £440,000 | 14/04/2023 | Flat |
| [Same street] 8 FLAT 5 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 11/01/2023 | Flat |
| [Same street] 8 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £415,000 | 21/12/2022 | Flat |
| [Same street] 8 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 09/12/2022 | Flat |
| [Same street] 8 FLAT 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £475,000 | 23/11/2022 | Flat |
| [Same street] 24 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £800,000 | 12/10/2022 | Semi-detached |
| 9 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £560,000 | 29/09/2022 | Detached |
| 79B CROHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HJ | £625,000 | 23/09/2022 | Detached |
| 26 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £705,000 | 20/09/2022 | Detached |
| 39 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JF | £775,000 | 04/08/2022 | Detached |
| 28 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £695,000 | 03/08/2022 | Detached |
| 10B BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £650,500 | 17/06/2022 | Detached |
| [Same street] 28 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £930,000 | 31/03/2022 | Detached |
| 7 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £975,000 | 25/03/2022 | Detached |
| 39 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JF | £682,500 | 17/12/2021 | Detached |
| [Same street] 26 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £955,000 | 03/11/2021 | Detached |
| 38 MANOR WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BS | £882,000 | 01/09/2021 | Detached |
| 46 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NB | £1,000,000 | 26/08/2021 | Detached |
| 13 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £910,000 | 25/06/2021 | Detached |
| 6 MANOR GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BU | £870,000 | 18/06/2021 | Detached |

**Street average:** £551,818 (11 sales)
**Area average:** £801,429 (14 sales)

## Price vs local average

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

- **Local average:** £829,050 (31 Detached, CR2, 2024–2026)
- **Deviation:** +20.6%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,596/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Sanderstead Road, CR2 | £2,600/mo | 4 | 0.99 miles | OpenRent |

**Average rent: £2,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.1×
- **Monthly cashflow:** £-1,623/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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:** £6,897/m²

## Capital growth trend

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

- **5y growth:** 25.5%
- **10y growth:** 37.4%

## House Price Index (HM Land Registry)

*Official index for Croydon; Detached series; as of March 2026.*

- **1y growth (index):** -2.1%
- **5y growth (index):** 1.8%
- **10y growth (index):** 13.3%

## 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)