85 HAYES LANE
KENLEY, GREATER LONDON CR8 5JR
£425,000
Property details
Tenure
SHARE_OF_FREEHOLD (940 years remaining on lease)
Floor area
98 m²
Council tax band
E
EPC rating
D
Last sold
£415,000 Mar 2026
Price per m²
£4,337/m²
Local average
£466,941 (-9%)
Deprivation
Decile 10 (31,034 of 33,755)
Street crime
84 incidents within 1 mile (Jul 2026)
Key features
- Exclusively Sold By Bairstow Eves
- Three Bedroom Town House
- Highly Sought After Residential Courtyard Location
- Spacious Lounge/Diner
- Conservatory
- Requires Some Updating
- Level Rear Garden
- Close Proximity To The Hayes School
- Proximity To Kenley Station
- Residential Parking And Garage En Bloc
Additional details
- Parking
- Yes
- Garden
- Yes
Description
Offered to the market with no onward chain, this attractive house comprises open plan double aspect lounge/diner with a large bay window to the front providing an abundance of natural light with a conservatory to the rear leading to the garden. There is a separate kitchen with plenty of wall and base units, a built-in double oven and gas hob and space for white goods plus a W/C.
Upstairs there are three bedrooms, all with built in wardrobes/cupboards and the family bathroom. Outside there is a level rear garden mainly laid to lawn and a patio bordered by mature plants and flowers and fenced to all sides plus direct access to Hayes Lane. Further benefits include residents parking and a garage en bloc. Offered to the market with no onward chain.
Located on a sought after and popular residential road in very close proximity to The Hayes School as well as being 0.7 miles from Kenley Station. Kenley Station provides access to both London Bridge and Victoria stations plus Blackfriars using Thameslink via Purley Station.
The property is within the catchment area of several other sought after and prominent local schools including Harris Academy and Riddlesdown Collegiate plus the M25/M23 motorways can be accessed via Caterham providing routes to both Gatwick and Heathrow airports.
There is a small selection of amenities in Kenley Town, however for a greater selection of facilities for supermarkets, shops, bars and restaurants, Purley town centre is just over a mile away. Kenley Aerodrome and Common are also nearby and provide miles of open green space and country walks. There are further leisure amenities locally including a number of golf clubs, sports clubs plus gyms including the de Stafford sports centre in Caterham.
Listed by
Kenley
Countrywide UK Sales - Connells
Reference: 170611268
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: B
Inspection date: 06/03/2025
Expiry date: 05/03/2035
Current heating cost: £923/year
Potential heating cost: £673/year
Est. upgrade cost to C: £13,500
Recommendations
- Cavity wall insulation (£500 - £1,500)
- Upgrade heating controls (£350 - £450)
- Replace boiler with new condensing boiler (£2,200 - £3,000)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Registered land (INSPIRE)
This location falls inside an HM Land Registry INSPIRE registered freehold polygon.
Plot: ~5,727 m² (1.42 acres)
Source: HM Land Registry INSPIRE Index Polygons.
Floorplans
Focal Integrated
EPC Graphs
EPC Rating Graph
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 27/03/2026 (5 months ago) | £415,000 | — |
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 |
|---|---|---|---|
| Same street 119 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £430,000 | 28/11/2025 | Terraced |
| Same street 103 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £442,500 | 08/12/2023 | Terraced |
| Same street 95 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £370,000 | 02/11/2023 | Flat |
| Same street 99 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £435,000 | 03/03/2023 | Terraced |
| FIRS LODGE FIRS ROAD, KENLEY, CROYDON, GREATER LONDON, CR8 5LD | £610,000 | 09/12/2022 | Terraced |
| Same street 87 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £470,000 | 09/09/2022 | Terraced |
| 8 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £600,000 | 14/06/2022 | Terraced |
| 6 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £595,000 | 27/05/2022 | Terraced |
| 4 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £600,000 | 28/04/2022 | Terraced |
| 1 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £600,000 | 27/04/2022 | Terraced |
| 5 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £585,000 | 27/04/2022 | Terraced |
| 7 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £600,000 | 30/03/2022 | Terraced |
| 3 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £600,000 | 21/03/2022 | Terraced |
| 2 OAKMONT CLOSE, KENLEY, CROYDON, GREATER LONDON, CR8 5FQ | £600,000 | 17/03/2022 | Terraced |
Street average: £429,500 (5 sales)
Area average: £598,889 (9 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Terraced. As of June 2026.
Rental Range
Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Croydon.
LHA (30th percentile) floor for Outer North London: £1,690/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Old Lodge Lane / Bus Terminus | 0.4 miles |
| Shop | Shades Hair | 0.4 miles |
| Shop | Old Lodge Lane Post Office | 0.4 miles |
| Train station | Kenley | 0.6 miles |
| Train station | Riddlesdown | 1.1 miles |
| Hospital | Patient Advice and Liaison Service (PALS) | 4.9 miles |
| Hospital | Diabetic Department | 4.9 miles |
| University | University for the Creative Arts, Epsom Campus | 6.8 miles |
| University | Horton Halls Reception | 8.7 miles |
Street-level crime
| Category | Count |
|---|---|
| Anti-social behaviour | 29 |
| Violence and sexual offences | 26 |
| Public order | 8 |
| Other theft | 7 |
| Vehicle crime | 6 |
| Burglary | 3 |
| Shoplifting | 2 |
| Theft from the person | 2 |
| Possession of weapons | 1 |
| Total incidents | 84 |
Within 1 mile during Jul 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 |
|---|---|---|---|
| The Hayes Primary School | Primary | 0.1 miles | Good — 6 Jul 2023 |
| New Valley Primary School | Primary | 0.3 miles | Good — 12 Jul 2017 |
| Harris Primary Academy Kenley | Primary | 0.6 miles | Outstanding — 15 Jul 2015 |
| Kenley Primary School | Primary | 0.9 miles | Requires improvement — 18 Jul 2024 |
| Beaumont Primary School | Primary | 0.9 miles | Outstanding — 17 Jan 2018 |
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 |
|---|---|---|---|---|
| 3 Bed Semi-Detached House, Old Lodge Lane, CR8 | £2,250/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Semi-Detached House, Old Lodge Lane, CR8 | £2,700/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Terraced House, Kenley, CR8 | £2,250/mo | 3 | 0.6 miles | OpenRent |
Average rent: £2,400/mo (3 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).