For sale Flat

124A

CHURCH STREET, CROYDON, GREATER LONDON CR0 1RF

1 beds 1 baths 646 sq ft Listed 13 Mar 2026 (-143d)

£200,000

Offers in Excess of

Reduced on 24 Jul 2026 · Was £210,000

Save

# 1 bedroom flat for sale (CR0 1RF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 124A, CHURCH STREET, CROYDON, GREATER LONDON CR0 1RF |
| Price | £200,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 60 m² |
| Last sold | £183,000 Feb 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 04/02/2031
- **Current heating cost:** £770/year
- **Est. upgrade cost to C:** £16,225

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- D (£80 - £120)
- L2 (£1,600 - £2,400)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0027-0201-5809-5504-4114)

## Description

*** Vendors comments *** "I spent over a year searching before I found this flat and it was absolutely worth the wait. It's a quirky, characterful home with far more space than most one-bedrooms, offering room to breathe, not just somewhere to sleep. Start your mornings right by opening the front door to the peaceful view of the church green opposite, while the quiet, cul-de-sac-like street makes this a true sanctuary in the city.

After a long day, unwind in style with a proper soak in the bath, a surprising luxury not found in all flats and enjoy the communal garden on warmer days, complete with a bit of local history attached. The location has been perfect for living life to the fullest; within a 10-minute stroll you'll find a park with tennis courts, a bustling food market, a cinema, trendy restaurants, several gyms and an array of great coffee shops. Two train stations are also close by for when you need to venture further.

Designed for modern life, the building has just undergone major works, including exterior repainting, new communal carpets, and upgraded fire alarms, so you can move straight in without lifting a finger. And unlike many nearby new builds, this property qualifies for both resident and visitor parking permits, a rare practical perk and a game-changer for hosting friends and family.

After more than four wonderful years here, I'm genuinely sad to be moving on, but my partner has moved in and, with a baby on the way, we now need an extra bedroom. It's a home that has truly been loved and I'm hoping the next owner will cherish it just as much."

## Property Photos

- ![Photo](/listings/photos/173262863/975638)
- ![Photo](/listings/photos/173262863/975639)
- ![Photo](/listings/photos/173262863/975640)
- ![Photo](/listings/photos/173262863/975641)
- ![Photo](/listings/photos/173262863/975643)
- ![Photo](/listings/photos/173262863/975645)
- ![Photo](/listings/photos/173262863/975647)
- ![Photo](/listings/photos/173262863/975648)
- ![Photo](/listings/photos/173262863/975650)

## Floorplans

- ![Floorplan 1](/listings/photos/173262863/975651) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/173262863/975653) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 124A CHURCH STREET, CROYDON, GREATER LONDON, CR0 1RF | £183,000 | 28/02/2022 | Flat |
| 124A CHURCH STREET, CROYDON, GREATER LONDON, CR0 1RF | £170,000 | 21/10/2014 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 120A WADDON NEW ROAD, CROYDON, GREATER LONDON, CR0 4JE | £180,000 | 02/06/2025 | Flat |
| 21 FLAT C RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA | £225,000 | 20/12/2024 | Flat |
| 28B RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA | £220,000 | 01/12/2023 | Flat |
| ANN HOUSE, 98 FLAT 2 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £252,000 | 17/11/2023 | Flat |
| 21 FLAT D RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA | £235,000 | 19/10/2023 | Flat |
| 52 FLAT 2 WADDON ROAD, CROYDON, GREATER LONDON, CR0 4LF | £230,000 | 30/08/2023 | Flat |
| 114B WADDON NEW ROAD, CROYDON, GREATER LONDON, CR0 4JE | £250,000 | 16/05/2023 | Flat |
| ANN HOUSE, 98 FLAT 5 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £425,000 | 02/02/2023 | Flat |
| 11 RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA | £92,500 | 23/12/2022 | Flat |
| MACLEANE HOUSE, 67 FLAT 10 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF | £430,000 | 16/12/2022 | Flat |
| ANN HOUSE, 98 FLAT 7 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £315,000 | 15/12/2022 | Flat |
| MACLEANE HOUSE, 67 FLAT 9 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF | £310,000 | 09/12/2022 | Flat |
| ANN HOUSE, 98 FLAT 9 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £430,000 | 08/12/2022 | Flat |
| MACLEANE HOUSE, 67 FLAT 11 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF | £430,000 | 05/12/2022 | Flat |
| 112 FLAT 6 WADDON NEW ROAD, CROYDON, GREATER LONDON, CR0 4JE | £210,000 | 21/11/2022 | Flat |
| MACLEANE HOUSE, 67 FLAT 7 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF | £315,000 | 18/11/2022 | Flat |
| MACLEANE HOUSE, 67 FLAT 4 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF | £460,000 | 04/11/2022 | Flat |
| ANN HOUSE, 98 FLAT 10 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £325,000 | 01/11/2022 | Flat |
| ANN HOUSE, 98 FLAT 4 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £310,000 | 27/10/2022 | Flat |
| ANN HOUSE, 98 FLAT 11 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG | £328,500 | 15/09/2022 | Flat |

**Area average:** £298,650 (20 sales)

## Price vs local average

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

- **Local average:** £261,832 (174 Flat, CR0, 2024–2026)
- **Deviation:** -23.6%

## 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 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, Waddon New Road, CR0 | £950/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Surrey St, CR0 | £1,350/mo | 1 | 0.19 miles | OpenRent |
| 1 Bed Flat, Surrey St, CR0 | £1,250/mo | 1 | 0.21 miles | OpenRent |
| Studio Flat, Surrey St, CR0 | £750/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Green Dragon House, CR0 | £1,200/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Flat, Green Dragon House, CR0 | £1,550/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, High Street, CR0 | £1,275/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, North End Croydon, CR0 | £1,500/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, North End Croydon, CR0 | £1,550/mo | 1 | 0.27 miles | OpenRent |
| Studio Flat, Clarendon Road, CR0 | £1,150/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Pitlake, CR0 | £1,300/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Wandle Road, CR0 | £1,500/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, Edridge Road, CR0 | £1,700/mo | 1 | 0.36 miles | OpenRent |
| 1 Bed Flat, Parsons Mead, CR0 | £1,300/mo | 1 | 0.37 miles | OpenRent |
| [Pixton Way, Croydon, CR0](http://87.117.209.195:8080/listings/c82a3b6) | £1,250/mo | 1 | 3.23 miles | Rightmove |

**Average rent: £1,305/mo (15 listings)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.8×
- **Monthly cashflow:** £357/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.4%

*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).*

## Price per Square Metre

- **£/m²:** £3,333/m²

## Capital growth trend

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

- **5y growth:** -5.9%
- **10y growth:** -0.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.8%
- **5y growth (index):** -6.6%
- **10y growth (index):** 1.5%

## 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

LEASEHOLD

Floor area

60 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£183,000 Feb 2022

Price per m²

£3,333/m²

Local average

£261,832 (-23.6%)

Deprivation

Decile 2 (5,786 of 33,755)

Street crime

1254 incidents within 1 mile (Jun 2026)

Key features

Worth the wait: The current owner searched over a year for a home with this much character and space.
Rare find: A quirky one-bedroom with a proper bath and far more square footage than most.
Lifestyle location: Within 10 minutes: park, food market, cinema, coffee shops, gyms, and two stations
Parking perk: Resident and visitor permits included, a genuine rarity in this part of town.
Move-in ready: Major works just completed, exterior repaint, new communal carpets, and upgraded alarms.
Church green views: Wake up to the peaceful sight of the green opposite, on a quiet cul-de-sac street

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Central
Parking: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

* Vendors comments * "I spent over a year searching before I found this flat and it was absolutely worth the wait. It's a quirky, characterful home with far more space than most one-bedrooms, offering room to breathe, not just somewhere to sleep. Start your mornings right by opening the front door to the peaceful view of the church green opposite, while the quiet, cul-de-sac-like street makes this a true sanctuary in the city.
After a long day, unwind in style with a proper soak in the bath, a surprising luxury not found in all flats and enjoy the communal garden on warmer days, complete with a bit of local history attached. The location has been perfect for living life to the fullest; within a 10-minute stroll you'll find a park with tennis courts, a bustling food market, a cinema, trendy restaurants, several gyms and an array of great coffee shops. Two train stations are also close by for when you need to venture further.
Designed for modern life, the building has just undergone major works, including exterior repainting, new communal carpets, and upgraded fire alarms, so you can move straight in without lifting a finger. And unlike many nearby new builds, this property qualifies for both resident and visitor parking permits, a rare practical perk and a game-changer for hosting friends and family.
After more than four wonderful years here, I'm genuinely sad to be moving on, but my partner has moved in and, with a baby on the way, we now need an extra bedroom. It's a home that has truly been loved and I'm hoping the next owner will cherish it just as much."

Listed by

London

Truuli

Reference: 173262863

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 05/02/2021

Expiry date: 04/02/2031

Current heating cost: £770/year

Potential heating cost: £305/year

Est. upgrade cost to C: £16,225

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Draughtproof single-glazed windows (£80 - £120)
High heat retention storage heaters (£1,600 - £2,400)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

8% since 2014

Event	Date	Price	% change
Listed for sale	—	£200,000	+9.3%
Sold	28/02/2022 (4 years ago)	£183,000	+7.6%
Sold	21/10/2014 (11 years ago)	£170,000	—

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
120A WADDON NEW ROAD, CROYDON, GREATER LONDON, CR0 4JE	£180,000	02/06/2025	Flat
21 FLAT C RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA	£225,000	20/12/2024	Flat
28B RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA	£220,000	01/12/2023	Flat
ANN HOUSE, 98 FLAT 2 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£252,000	17/11/2023	Flat
21 FLAT D RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA	£235,000	19/10/2023	Flat
52 FLAT 2 WADDON ROAD, CROYDON, GREATER LONDON, CR0 4LF	£230,000	30/08/2023	Flat
114B WADDON NEW ROAD, CROYDON, GREATER LONDON, CR0 4JE	£250,000	16/05/2023	Flat
ANN HOUSE, 98 FLAT 5 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£425,000	02/02/2023	Flat
11 RECTORY GROVE, CROYDON, GREATER LONDON, CR0 4JA	£92,500	23/12/2022	Flat
MACLEANE HOUSE, 67 FLAT 10 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF	£430,000	16/12/2022	Flat
ANN HOUSE, 98 FLAT 7 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£315,000	15/12/2022	Flat
MACLEANE HOUSE, 67 FLAT 9 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF	£310,000	09/12/2022	Flat
ANN HOUSE, 98 FLAT 9 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£430,000	08/12/2022	Flat
MACLEANE HOUSE, 67 FLAT 11 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF	£430,000	05/12/2022	Flat
112 FLAT 6 WADDON NEW ROAD, CROYDON, GREATER LONDON, CR0 4JE	£210,000	21/11/2022	Flat
MACLEANE HOUSE, 67 FLAT 7 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF	£315,000	18/11/2022	Flat
MACLEANE HOUSE, 67 FLAT 4 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GF	£460,000	04/11/2022	Flat
ANN HOUSE, 98 FLAT 10 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£325,000	01/11/2022	Flat
ANN HOUSE, 98 FLAT 4 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£310,000	27/10/2022	Flat
ANN HOUSE, 98 FLAT 11 DRUMMOND ROAD, CROYDON, GREATER LONDON, CR0 1GG	£328,500	15/09/2022	Flat

Area average: £298,650 (20 sales)

Capital growth trend

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

5y growth -5.9%

10y growth -0.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Flats and maisonettes. As of May 2026.

1y (index) -2.8%

5y (index) -6.6%

10y (index) 1.5%

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 Outer South London: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR0 1RF

Nearby

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

Type	Name	Distance
Bus stop	Church Street Tram Stop	0.1 miles
Bus stop	Reeves Corner	0.1 miles
Shop	@ The Lounge	0.1 miles
Shop	Tower News	0.1 miles
Train station	West Croydon	0.4 miles
Train station	East Croydon	0.6 miles
Hospital	Patient Advice and Liaison Service (PALS)	1.1 miles
Hospital	Diabetic Department	1.1 miles
University	Horton Halls Reception	5.3 miles
University	University of Wales Trinity Saint David London Campus	7.4 miles

Street-level crime

Category	Count
Violence and sexual offences	352
Anti-social behaviour	263
Shoplifting	178
Drugs	90
Vehicle crime	89
Other theft	82
Public order	70
Burglary	33
Robbery	29
Theft from the person	24
Other crime	15
Possession of weapons	15
Bicycle theft	8
Criminal damage and arson	6
Total incidents	1254

Within 1 mile during Jun 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
Old Palace of John Whitgift School	Other	0.1 miles	— (No rating)
Al-Khair School Preparatory School	Other	0.3 miles	Good — 12 May 2020
The Write Time	Other	0.3 miles	Good — 19 Oct 2023
The Minster Junior School	Primary	0.3 miles	Good — 1 Nov 2018
The Minster Nursery and Infants Church of England Academy	Primary	0.3 miles	Good — 17 Feb 2019

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, Waddon New Road, CR0	£950/mo	1	0.16 miles	OpenRent
1 Bed Flat, Surrey St, CR0	£1,350/mo	1	0.19 miles	OpenRent
1 Bed Flat, Surrey St, CR0	£1,250/mo	1	0.21 miles	OpenRent
Studio Flat, Surrey St, CR0	£750/mo	1	0.21 miles	OpenRent
1 Bed Flat, Green Dragon House, CR0	£1,200/mo	1	0.26 miles	OpenRent
1 Bed Flat, Green Dragon House, CR0	£1,550/mo	1	0.27 miles	OpenRent
1 Bed Flat, High Street, CR0	£1,275/mo	1	0.27 miles	OpenRent
1 Bed Flat, North End Croydon, CR0	£1,500/mo	1	0.27 miles	OpenRent
1 Bed Flat, North End Croydon, CR0	£1,550/mo	1	0.27 miles	OpenRent
Studio Flat, Clarendon Road, CR0	£1,150/mo	1	0.27 miles	OpenRent
1 Bed Flat, Pitlake, CR0	£1,300/mo	1	0.29 miles	OpenRent
1 Bed Flat, Wandle Road, CR0	£1,500/mo	1	0.32 miles	OpenRent
1 Bed Flat, Edridge Road, CR0	£1,700/mo	1	0.36 miles	OpenRent
1 Bed Flat, Parsons Mead, CR0	£1,300/mo	1	0.37 miles	OpenRent
Pixton Way, Croydon, CR0	£1,250/mo	1	3.23 miles	Rightmove

Average rent: £1,305/mo (15 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.65%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 7.8%

Cost-to-rent ratio 12.8×

Monthly cashflow £357/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.4%

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).