Sold STC Terraced

32 LANSDOWNE ROAD

PURLEY, GREATER LONDON CR8 2PA

2 beds 1 baths 78 m² Listed 8 Aug 2025 (-400d)

£400,000

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# 2 bedroom terraced house for sale (CR8 2PA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 LANSDOWNE ROAD, PURLEY, GREATER LONDON CR8 2PA |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £412,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/08/2035
- **Current heating cost:** £714/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2754-3580-2305-1341)

## Description

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![External](/listings/photos/165521396/2167963) - External
- ![Lounge](/listings/photos/165521396/2167964) - Lounge
- ![Lounge](/listings/photos/165521396/2167965) - Lounge
- ![Dining Room](/listings/photos/165521396/2167966) - Dining Room
- ![Dining Room](/listings/photos/165521396/2167967) - Dining Room
- ![Kitchen](/listings/photos/165521396/2167968) - Kitchen
- ![Kitchen](/listings/photos/165521396/2167969) - Kitchen
- ![Bedroom 1](/listings/photos/165521396/2167970) - Bedroom 1
- ![Bedroom 1](/listings/photos/165521396/2167971) - Bedroom 1
- ![Bedroom 2](/listings/photos/165521396/2167972) - Bedroom 2
- ![Bathroom](/listings/photos/165521396/2167973) - Bathroom
- ![Rear Garden](/listings/photos/165521396/2167974) - Rear Garden
- ![Rear Garden](/listings/photos/165521396/2167975) - Rear Garden
- ![Rear Garden](/listings/photos/165521396/2167976) - Rear Garden
- ![Rear Elevation](/listings/photos/165521396/2167977) - Rear Elevation
- ![Workshop/Outbuildings](/listings/photos/165521396/2167978) - Workshop/Outbuildings

## Floorplans

- ![Ground Floor](/listings/photos/165521396/2167979) - Ground Floor
- ![First Floor](/listings/photos/165521396/2167980) - First Floor

## EPC Graphs

- ![EPC graph](/listings/photos/165521396/2167981) - EPC graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3983819
- **Address:** 32 Lansdowne Road, PURLEY, CR8 2PA
- **Certificate Issued:** 21/08/2006
- **Work Completed:** 01/08/2006
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA | £412,500 | 24/03/2026 | Flat |
| 32 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA | £372,500 | 21/07/2017 | 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 |
|---------|-------|------|------|
| 9 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £415,500 | 03/12/2025 | Terraced |
| 76 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PB | £425,000 | 24/11/2023 | Terraced |
| 5 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £420,000 | 26/10/2023 | Terraced |
| 3 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £445,000 | 22/08/2023 | Terraced |
| 113 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PE | £460,113 | 02/06/2023 | Terraced |
| 83 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PE | £465,000 | 28/11/2022 | Terraced |
| 45 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £495,000 | 21/10/2022 | Terraced |
| 18 GRAHAM ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2EL | £550,000 | 26/09/2022 | Terraced |
| 100 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PB | £465,000 | 23/09/2022 | Terraced |
| 17 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £430,000 | 28/07/2022 | Terraced |
| 79 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PE | £435,000 | 15/07/2022 | Terraced |
| 3 SYDNEY AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4JA | £415,000 | 25/05/2022 | Terraced |
| 9 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £400,500 | 11/03/2022 | Terraced |
| 39 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £410,000 | 01/11/2021 | Terraced |
| [Same street] 14 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA | £400,000 | 29/10/2021 | Terraced |
| 92 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PB | £425,000 | 08/10/2021 | Terraced |
| 33 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD | £391,000 | 30/09/2021 | Terraced |

**Street average:** £400,000 (1 sale)
**Area average:** £440,445 (16 sales)

## Price vs local average

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

- **Local average:** £466,941 (14 Terraced, CR8, 2024–2026)
- **Deviation:** -14.3%

## Rental Range

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

- **Low:** £1,423/mo
- **Realistic:** £1,581/mo
- **Optimistic:** £1,739/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,396/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 |
|------|------|------|------|------|
| 2 Bed Flat, Plough Lane, CR8 | £1,900/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Maisonette, Whytecliffe Road North, CR8 | £1,700/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Maisonette, Whytecliffe Road North, CR8 | £1,700/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £1,767/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.6×
- **Monthly cashflow:** £-70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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:** £5,128/m²

## Capital growth trend

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

- **5y growth:** 9%
- **10y growth:** 20.9%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of June 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 3.1%
- **10y growth (index):** 15.5%

## 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)

External Lounge Lounge Dining Room Dining Room Kitchen Kitchen Bedroom 1 Bedroom 1 Bedroom 2 Bathroom Rear Garden Rear Garden Rear Garden Rear Elevation Workshop/Outbuildings

/ 16

Property details

Tenure

FREEHOLD

Floor area

78 m²

Council tax band

EPC rating

Last sold

£412,500 Mar 2026

Price per m²

£5,128/m²

Local average

£466,941 (-14.3%)

Deprivation

Decile 7 (21,196 of 33,755)

Street crime

232 incidents within 1 mile (Jul 2026)

Key features

Sold by Cubitt & West
Lovely Victorian terraced house with large upstairs bathroom
Presented in good condition throughout
Handy outbuilding, new boiler
Landscaped level rear garden
Short walk to Purley station, shops, cafes and restaurants
Good local schools for all ages

Additional details

Garden: Front garden, Back garden

Description

Lovely Victorian terraced house in central Purley location. Presented in great condition throughout. Large upstairs bathroom and good size bedrooms. Walk into an inviting lounge which flows through to the dining room with feature fireplace. Well appointed kitchen with access to the level rear garden. Decked patio with lawn. Handy outbuilding, currently used as a gym but could be an ideal office or childrens playroom. Walking distance to Purley town centre and Purley station.Room sizes:Lounge: 13'10 x 12'9 (4.22m x 3.89m)Dining Room: 12'7 x 11'3 (3.84m x 3.43m)Kitchen: 13'3 x 8'5 (4.04m x 2.57m)LandingBedroom 1: 13'10 x 10'4 (4.22m x 3.15m)Bedroom 2: 11'1 x 9'5 (3.38m x 2.87m)Bathroom: 10'1 x 7'8 (3.08m x 2.34m)Summer HouseFront GardenRear Garden
The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

Listed by

Purley

Arun Estates

Reference: 165521396

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 04/08/2025

Expiry date: 03/08/2035

Current heating cost: £714/year

Potential heating cost: £515/year

Est. upgrade cost to C: £25,750

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

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: ~137 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Ground Floor

First Floor

EPC Graphs

EPC graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3983819

Property Details

Street: 32 Lansdowne Road

Town: PURLEY

Postcode: CR8 2PA

Installation Details

Items: 2 windows

Certificate Issued: 21/08/2006

Work Completed: 01/08/2006

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

11% since 2017

Event	Date	Price	% change
Sold	24/03/2026 (5 months ago)	£412,500	+10.7%
Sold	21/07/2017 (9 years ago)	£372,500	—

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
9 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£415,500	03/12/2025	Terraced
76 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PB	£425,000	24/11/2023	Terraced
5 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£420,000	26/10/2023	Terraced
3 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£445,000	22/08/2023	Terraced
113 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PE	£460,113	02/06/2023	Terraced
83 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PE	£465,000	28/11/2022	Terraced
45 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£495,000	21/10/2022	Terraced
18 GRAHAM ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2EL	£550,000	26/09/2022	Terraced
100 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PB	£465,000	23/09/2022	Terraced
17 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£430,000	28/07/2022	Terraced
79 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PE	£435,000	15/07/2022	Terraced
3 SYDNEY AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4JA	£415,000	25/05/2022	Terraced
9 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£400,500	11/03/2022	Terraced
39 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£410,000	01/11/2021	Terraced
Same street 14 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PA	£400,000	29/10/2021	Terraced
92 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PB	£425,000	08/10/2021	Terraced
33 LANSDOWNE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2PD	£391,000	30/09/2021	Terraced

Street average: £400,000 (1 sale)

Area average: £440,445 (16 sales)

Capital growth trend

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

5y growth 9%

10y growth 20.9%

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

1y (index) -0.3%

5y (index) 3.1%

10y (index) 15.5%

Rental Range

Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,423/mo

Realistic £1,581/mo

Optimistic £1,739/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Outer North London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR8 2PA

Nearby

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

Type	Name	Distance
Bus stop	Grovelands Road	0.1 miles
Shop	Groveland Bon Bon	0.2 miles
Bus stop	Purley Tesco	0.2 miles
Shop	Unknown	0.2 miles
Train station	Reedham	0.3 miles
Train station	Purley	0.3 miles
Hospital	Croydon Heart Centre	3.8 miles
Hospital	Emergency Department	3.8 miles
University	University for the Creative Arts, Epsom Campus	6.3 miles
University	Horton Halls Reception	7.5 miles

Street-level crime

Category	Count
Anti-social behaviour	69
Violence and sexual offences	51
Drugs	17
Robbery	17
Vehicle crime	17
Public order	15
Burglary	12
Shoplifting	12
Other theft	10
Possession of weapons	4
Theft from the person	4
Other crime	2
Bicycle theft	1
Criminal damage and arson	1
Total incidents	232

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
St David's School	Other	0.3 miles	— (No rating)
St Nicholas School	Other	0.4 miles	Requires improvement — 27 Jun 2024
Beaumont Primary School	Primary	0.5 miles	Outstanding — 17 Jan 2018
Purley Nursery School	Nursery	0.5 miles	Outstanding — 16 Oct 2013
Margaret Roper Catholic Primary School	Primary	0.7 miles	Good — 24 Sep 2023

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
2 Bed Flat, Plough Lane, CR8	£1,900/mo	2	0.51 miles	OpenRent
2 Bed Maisonette, Whytecliffe Road North, CR8	£1,700/mo	2	0.66 miles	OpenRent
2 Bed Maisonette, Whytecliffe Road North, CR8	£1,700/mo	2	0.66 miles	OpenRent

Average rent: £1,767/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 5.1%

Cost-to-rent ratio 19.6×

Monthly cashflow £-70/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.7%

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).