Sold STC Semi-detached

13 GRAVEL HILL

CROYDON, GREATER LONDON CR0 5BG

4 beds 2 baths 149 m² Listed 29 Sep 2023 (-977d)

£650,000

Reduced on 11 Sep 2023

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# 4 bedroom semi-detached house for sale (CR0 5BG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 GRAVEL HILL, CROYDON, GREATER LONDON CR0 5BG |
| Price | £650,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £645,000 Dec 2023 |

## Description

This four-bedroom home is offered to the market with four bedrooms and ample reception space for a growing family.

The accommodation briefly comprises, entrance hall, spacious living room with feature fireplace, kitchen with utility room, formal dining room and a downstairs w/c. Upstairs, there are four bedrooms and two bathrooms.

Outside, the front garden provides off street parking for multiple cars. The rear garden is spacious and secluded. There is scope to extend; subject to the usual permissions.

Tenure: Freehold

EPC: tbc

Council Tax Band: E

## Property Photos

- ![Photo](/listings/photos/140597174/329367)
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## Floorplans

- ![Floorplan 1](/listings/photos/140597174/329382) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #10860501
- **Address:** 13 Gravel Hill, CROYDON, CR0 5BG
- **Certificate Issued:** 09/03/2015
- **Work Completed:** 27/02/2015
- **Items:** 9 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 GRAVEL HILL, CROYDON, GREATER LONDON, CR0 5BG | £645,000 | 20/12/2023 | Semi-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 |
|---------|-------|------|------|
| 14 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JL | £520,000 | 29/09/2023 | Semi-detached |
| 64 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JN | £585,000 | 16/12/2022 | Semi-detached |
| 18 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JL | £518,000 | 26/08/2022 | Semi-detached |
| 163 SELSDON PARK ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JJ | £535,000 | 11/07/2022 | Semi-detached |
| 27 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JP | £515,000 | 25/05/2022 | Semi-detached |
| 131 SELSDON PARK ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JJ | £480,000 | 20/05/2022 | Semi-detached |
| 30 RAWLINS CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JR | £525,000 | 14/04/2022 | Semi-detached |
| 26 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JL | £496,000 | 26/11/2021 | Semi-detached |
| 7 KERR CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8AT | £527,500 | 29/09/2021 | Semi-detached |
| 29 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JP | £530,000 | 24/09/2021 | Semi-detached |
| [Same street] 3 GRAVEL HILL, CROYDON, GREATER LONDON, CR0 5BG | £595,000 | 10/09/2021 | Detached |
| 42 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JN | £495,000 | 08/09/2021 | Semi-detached |
| 4 HUNTINGFIELD, CROYDON, GREATER LONDON, CR0 9BA | £475,000 | 11/06/2021 | Semi-detached |
| 22 RAWLINS CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JR | £495,000 | 10/06/2021 | Semi-detached |

**Street average:** £595,000 (1 sale)
**Area average:** £515,115 (13 sales)

## Price vs local average

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

- **Local average:** £497,449 (67 Semi-detached, CR0, 2024–2026)
- **Deviation:** +30.7%

## 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 Outer South London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,945/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 |
|------|------|------|------|------|
| [Ashburton Road, Croydon, CR0](http://87.117.209.195:8080/listings/557ebaa) | £1,100/mo | — | 2.29 miles | Rightmove |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 2%
- **Cost-to-rent:** 49.2×
- **Monthly cashflow:** £-1,595/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.2%

*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:** 8.6%
- **10y growth:** 20.3%

## House Price Index (HM Land Registry)

*Official index for Croydon; Semi-detached series; as of February 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 4.5%
- **10y growth (index):** 19.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

149 m²

Last sold

£645,000 Dec 2023

Local average

£497,449 (+30.7%)

Deprivation

Decile 8 (26,931 of 33,755)

Street crime

114 incidents within 1 mile (Mar 2026)

Key features

Spacious Rear Garden
Driveway Parking
Three Reception Rooms
Semi-Detached
Four Bedroom House

Additional details

Parking: Yes
Garden: Private garden

Description

This four-bedroom home is offered to the market with four bedrooms and ample reception space for a growing family.

The accommodation briefly comprises, entrance hall, spacious living room with feature fireplace, kitchen with utility room, formal dining room and a downstairs w/c. Upstairs, there are four bedrooms and two bathrooms.

Outside, the front garden provides off street parking for multiple cars. The rear garden is spacious and secluded. There is scope to extend; subject to the usual permissions.

Tenure: Freehold
EPC: tbc
Council Tax Band: E

Listed by

Covering Surrey/Sussex

Move Revolution

Reference: 140597174

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10860501

Property Details

Street: 13 Gravel Hill

Town: CROYDON

Postcode: CR0 5BG

Installation Details

Items: 9 windows and 1 door

Certificate Issued: 09/03/2015

Work Completed: 27/02/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	20/12/2023 (2 years ago)	£645,000	—

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
14 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JL	£520,000	29/09/2023	Semi-detached
64 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JN	£585,000	16/12/2022	Semi-detached
18 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JL	£518,000	26/08/2022	Semi-detached
163 SELSDON PARK ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JJ	£535,000	11/07/2022	Semi-detached
27 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JP	£515,000	25/05/2022	Semi-detached
131 SELSDON PARK ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JJ	£480,000	20/05/2022	Semi-detached
30 RAWLINS CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JR	£525,000	14/04/2022	Semi-detached
26 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JL	£496,000	26/11/2021	Semi-detached
7 KERR CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8AT	£527,500	29/09/2021	Semi-detached
29 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JP	£530,000	24/09/2021	Semi-detached
Same street 3 GRAVEL HILL, CROYDON, GREATER LONDON, CR0 5BG	£595,000	10/09/2021	Detached
42 CROSSWAYS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JN	£495,000	08/09/2021	Semi-detached
4 HUNTINGFIELD, CROYDON, GREATER LONDON, CR0 9BA	£475,000	11/06/2021	Semi-detached
22 RAWLINS CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8JR	£495,000	10/06/2021	Semi-detached

Street average: £595,000 (1 sale)

Area average: £515,115 (13 sales)

Capital growth trend

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

5y growth 8.6%

10y growth 20.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Semi-detached. As of February 2026.

1y (index) -1.2%

5y (index) 4.5%

10y (index) 19.4%

Rental Range

Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Outer South London: £1,945/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR0 5BG

Nearby

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

Type	Name	Distance
Bus stop	Addington Park	0.0 miles
Shop	M&S Food	0.1 miles
Shop	All Seasons Tool Hire	0.1 miles
Hospital	Unknown	1.7 miles
Hospital	Bethlem Royal Hospital	2.0 miles
Train station	West Wickham	2.2 miles
Train station	Sanderstead	2.4 miles
University	City St Georges Tooting	7.7 miles
University	University of Greenwich Avery Hill Campus	8.2 miles

Street-level crime

Category	Count
Violence and sexual offences	39
Anti-social behaviour	18
Drugs	13
Public order	9
Criminal damage and arson	8
Other theft	8
Vehicle crime	5
Other crime	4
Robbery	3
Shoplifting	3
Theft from the person	2
Burglary	1
Possession of weapons	1
Total incidents	114

Within 1 mile during Mar 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
Red Gates School	Other	0.3 miles	— (Inspected (no overall grade))
Forestdale Primary School	Primary	0.3 miles	Good — 12 Dec 2012
Quest Primary School	Primary	0.3 miles	Good — 27 Apr 2023
The Quest Academy	Secondary	0.5 miles	Requires improvement — 8 May 2024
Applegarth Academy	Primary	0.6 miles	Good — 6 Jan 2022

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
Ashburton Road, Croydon, CR0	£1,100/mo	—	2.29 miles	Rightmove

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.17%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 2%

Cost-to-rent ratio 49.2×

Monthly cashflow £-1,595/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -10.2%

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).