# 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 |
|------|------|------|------|------|
| 1 Bed Flat, Rectory Grove, CR0 | £1,500/mo | 1 | 0.06 miles | OpenRent |
| 1 Bed Flat, Surrey St, CR0 | £1,350/mo | 1 | 0.19 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 |
| 1 Bed Flat, Pitlake, CR0 | £1,300/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Epsom Road, CR0 | £1,349/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: £1,410/mo (13 listings)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £402/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.3%

*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).*

## 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)