# 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 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)**Landing****Bedroom 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 House****Front Garden****Rear 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. ## 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:** 25.2% - **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)