# 1 bedroom flat for sale (CR0 5BX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Addiscombe Grove, Croydon, CR0 5BX |
| Price | £215,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £210,000 |

## Description

***Guide price £215,000 - £225,000***  

Superb one bedroom first floor apartment set within a fantastic modern development in the heart of Croydon, moments from East Croydon station and just a short walk from town centre amenities.  Boasting access to three landscaped roof gardens with outstanding panoramic views, as well as lift access, residents lounges/co-working spaces, and concierge services, this stylish development provides the perfect base in this vibrant central location.  

The apartment itself offers bright, modern living space with modern interiors and high quality finish throughout.  Accommodation comprises entrance hall with inbuilt storage, leading into the spacious open plan reception/kitchen with ample space for relaxing and dining.  The kitchen area comprises a modern range of matching white fronted under-lit wall and base units with work surfaces incorporating inset sink unit, electric hob with overhead extractor and electric oven below, and further space for appliances.  There is a well sized double bedroom plus a stylish shower room with white three piece suite.  

Part of the Pocket Living Scheme, the following criteria applies:

Months 1-3: live or work in Croydon, not own a property and earn below £90k

Months 4-6: live or work in London, not own a property and earn below £90k

After 6 months: no restriction

The property is superbly located close to East Croydon station, with superb connections into Central London as well as to Gatwick and the South Coast.  The Tramlink service also offers excellent links to Wimbledon and Beckenham.  Croydon town centre is just a short distance away offering a huge selection of branded shopping, bars, restaurants and leisure facilities, with the fashionable 'Box Park' development only moments away next to the station.

## Property Photos

- ![Addiscombe Grove 30 F7 MV-22.jpg](/listings/photos/91464330/1644974) - Addiscombe Grove 30 F7 MV-22.jpg
- ![Addiscombe Grove 30 F7 MV-9.jpg](/listings/photos/91464330/1644975) - Addiscombe Grove 30 F7 MV-9.jpg
- ![Addiscombe Grove 30 F7 MV-8.jpg](/listings/photos/91464330/1644976) - Addiscombe Grove 30 F7 MV-8.jpg
- ![Addiscombe Grove 30 F7 MV-5.jpg](/listings/photos/91464330/1644977) - Addiscombe Grove 30 F7 MV-5.jpg
- ![Addiscombe Grove 30 F7 MV-10.jpg](/listings/photos/91464330/1644978) - Addiscombe Grove 30 F7 MV-10.jpg
- ![Addiscombe Grove 30 F7 MV-11.jpg](/listings/photos/91464330/1644979) - Addiscombe Grove 30 F7 MV-11.jpg
- ![Addiscombe Grove 30 F7 MV-7.jpg](/listings/photos/91464330/1644980) - Addiscombe Grove 30 F7 MV-7.jpg
- ![Addiscombe Grove 30 F7 MV-6.jpg](/listings/photos/91464330/1644981) - Addiscombe Grove 30 F7 MV-6.jpg
- ![Addiscombe Grove 30 F7 MV-3.jpg](/listings/photos/91464330/1644982) - Addiscombe Grove 30 F7 MV-3.jpg
- ![Addiscombe Grove 30 F7 MV-1.jpg](/listings/photos/91464330/1644983) - Addiscombe Grove 30 F7 MV-1.jpg
- ![Addiscombe Grove 30 F7 MV-13.jpg](/listings/photos/91464330/1644984) - Addiscombe Grove 30 F7 MV-13.jpg
- ![Addiscombe Grove 30 F7 MV-4.jpg](/listings/photos/91464330/1644985) - Addiscombe Grove 30 F7 MV-4.jpg
- ![Addiscombe Grove 30 F7 MV-14.jpg](/listings/photos/91464330/1644986) - Addiscombe Grove 30 F7 MV-14.jpg
- ![Addiscombe Grove 30 F7 MV-19.jpg](/listings/photos/91464330/1644987) - Addiscombe Grove 30 F7 MV-19.jpg
- ![Addiscombe Grove 30 F7 MV-12.jpg](/listings/photos/91464330/1644988) - Addiscombe Grove 30 F7 MV-12.jpg
- ![Addiscombe Grove 30 F7 MV-15.jpg](/listings/photos/91464330/1644989) - Addiscombe Grove 30 F7 MV-15.jpg
- ![Addiscombe Grove 30 F7 MV-16.jpg](/listings/photos/91464330/1644990) - Addiscombe Grove 30 F7 MV-16.jpg
- ![Addiscombe Grove 30 F7 MV-17.jpg](/listings/photos/91464330/1644991) - Addiscombe Grove 30 F7 MV-17.jpg
- ![Addiscombe Grove 30 F7 MV-18.jpg](/listings/photos/91464330/1644992) - Addiscombe Grove 30 F7 MV-18.jpg
- ![Addiscombe Grove 30 F7 MV-2.jpg](/listings/photos/91464330/1644993) - Addiscombe Grove 30 F7 MV-2.jpg
- ![Addiscombe Grove 30 F7 MV-20.jpg](/listings/photos/91464330/1644994) - Addiscombe Grove 30 F7 MV-20.jpg
- ![Addiscombe Grove 30 F7 MV-21.jpg](/listings/photos/91464330/1644995) - Addiscombe Grove 30 F7 MV-21.jpg

## Floorplans

- ![7, 30 Addiscombe Grove-high.jpg](/listings/photos/91464330/1644996) - 7, 30 Addiscombe Grove-high.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/91464330/1644997) - EE Rating

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HARRINGTON COURT 25 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LF | £218,000 | 22/12/2025 | Flat |
| HARRINGTON COURT 2 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LE | £225,000 | 06/01/2025 | Flat |
| [Same street] 30 FLAT 56 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £205,000 | 20/09/2024 | Flat |
| [Same street] 30 FLAT 18 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £264,000 | 21/12/2023 | Flat |
| [Same street] 30 FLAT 48 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £243,000 | 20/12/2023 | Flat |
| 9 GARRICK CRESCENT, CROYDON, GREATER LONDON, CR0 5PW | £307,500 | 19/12/2023 | Flat |
| [Same street] 30 FLAT 3 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £230,000 | 01/12/2023 | Flat |
| HARRINGTON COURT 35 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LF | £165,000 | 26/09/2023 | Flat |
| HARRINGTON COURT 33 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LF | £195,000 | 05/01/2023 | Flat |
| [Same street] 30 FLAT 17 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £242,000 | 30/11/2022 | Flat |
| [Same street] 30 FLAT 43 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £260,000 | 08/11/2022 | Flat |
| [Same street] 30 FLAT 36 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £264,000 | 31/10/2022 | Flat |
| [Same street] 30 FLAT 55 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £272,000 | 28/10/2022 | Flat |
| 30 FLAT 80 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BY | £266,000 | 28/10/2022 | Flat |
| 30 FLAT 78 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BY | £274,000 | 26/10/2022 | Flat |
| 30 FLAT 101 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BY | £276,000 | 15/09/2022 | Flat |
| [Same street] 30 FLAT 23 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £266,000 | 02/09/2022 | Flat |
| ST. NICHOLAS HOUSE, 4 FLAT 8 PARK HILL ROAD, CROYDON, GREATER LONDON, CR0 5NA | £350,000 | 30/08/2022 | Flat |
| [Same street] 30 FLAT 42 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £278,000 | 05/08/2022 | Flat |
| [Same street] 30 FLAT 6 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £272,000 | 13/07/2022 | Flat |
| HARRINGTON COURT 56 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LF | £155,000 | 09/05/2022 | Flat |
| HARRINGTON COURT 19 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LE | £125,000 | 29/04/2022 | Flat |
| [Same street] 30 FLAT 31 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £268,000 | 14/04/2022 | Flat |
| [Same street] 30 FLAT 57 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £272,000 | 13/04/2022 | Flat |
| [Same street] 30 FLAT 60 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £268,000 | 13/04/2022 | Flat |
| 30 FLAT 89 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BY | £274,000 | 12/04/2022 | Flat |
| [Same street] 30 FLAT 45 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £270,000 | 01/04/2022 | Flat |
| 30 FLAT 28 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BX | £268,000 | 31/03/2022 | Flat |
| 30 FLAT 94 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5BY | £278,000 | 31/03/2022 | Flat |
| CARNOUSTIE COURT, 17 FLAT 17 ADDISCOMBE GROVE, CROYDON, GREATER LONDON, CR0 5LR | £250,000 | 11/02/2022 | Flat |
| HARRINGTON COURT 21 ALTYRE ROAD, CROYDON, GREATER LONDON, CR0 5LE | £240,000 | 25/10/2021 | Flat |

**Street average:** £258,267 (15 sales)
**Area average:** £241,656 (16 sales)

## Price vs local average

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

- **Local average:** £259,388 (177 Flat, CR0, 2024–2026)
- **Deviation:** -17.1%

## Rental Range

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

- **Low:** £1,424/mo
- **Realistic:** £1,582/mo
- **Optimistic:** £1,740/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| Studio Flat, Oval Road, CR0 | £1,050/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Oval Road, CR0 | £1,500/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Oval Road, CR0 | £1,600/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Rainier Apartments, CR0 | £1,690/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Oval Road, CR0 | £1,450/mo | 1 | 0.26 miles | OpenRent |
| Studio Flat, Barclay Road, CR0 | £800/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Maisonette, Chatsworth Road, CR0 | £1,550/mo | 1 | 0.28 miles | OpenRent |
| Studio Flat, Oval Road, CR0 | £1,250/mo | 1 | 0.28 miles | OpenRent |
| 1 Bed Flat, St Crispin House, CR0 | £1,295/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Emerald House, CR0 | £1,375/mo | 1 | 0.32 miles | OpenRent |
| Studio Flat, Woodstock Road, CR0 | £947/mo | 1 | 0.39 miles | OpenRent |
| 1 Bed Flat, Clyde Road, CR0 | £1,250/mo | 1 | 0.45 miles | OpenRent |
| Studio Flat, High Street, CR0 | £950/mo | 1 | 0.46 miles | OpenRent |
| Studio Flat, High St, CR0 | £975/mo | 1 | 0.46 miles | OpenRent |

**Average rent: £1,263/mo (14 listings)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £159,125
- **Target investor price (1%):** £127,300

*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 £1,273/mo).*

- **Gross yield:** 7.1%
- **Cost-to-rent:** 14.1×
- **Monthly cashflow:** £274/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.3%

*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:** -9%
- **10y growth:** -20.7%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -5.3%
- **5y growth (index):** -7.4%
- **10y growth (index):** -3.7%

## 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)