# 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 |
| Floor area | 149 m² |
| Last sold | £645,000 Dec 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £2,059/year
- **Est. upgrade cost to C:** £24,725

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/3037-7226-4200-0879-7206)

## 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)
- ![Photo](/listings/photos/140597174/329368)
- ![Photo](/listings/photos/140597174/329369)
- ![Photo](/listings/photos/140597174/329370)
- ![Photo](/listings/photos/140597174/329371)
- ![Photo](/listings/photos/140597174/329372)
- ![Photo](/listings/photos/140597174/329373)
- ![Photo](/listings/photos/140597174/329374)
- ![Photo](/listings/photos/140597174/329375)
- ![Photo](/listings/photos/140597174/329376)
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- ![Photo](/listings/photos/140597174/329379)
- ![Photo](/listings/photos/140597174/329380)
- ![Photo](/listings/photos/140597174/329381)

## 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).*

## Price per Square Metre

- **£/m²:** £4,362/m²

## 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)