Sold STC Detached

16 CROHAM VALLEY ROAD

SOUTH CROYDON, GREATER LONDON CR2 7NA

4 beds Listed 11 Jun 2016 (-3703d)

£850,000

Guide Price

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# 4 bedroom detached house for sale (CR2 7NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 CROHAM VALLEY ROAD, SOUTH CROYDON, GREATER LONDON CR2 7NA |
| Price | £850,000 |
| Bedrooms | 4 |
| Last sold | £850,000 Aug 2016 |

## Description

4 bedrooms

2 reception rooms

Garage

Ample off street parking

Potential to extend subject to planning

Occupies a wide plot of approximately 26 meters

Chain free

Refurbished condition throughout

Internal viewing advised

Spacious kitchen

## Property Photos

- ![Front](/listings/photos/42424041/569962) - Front
- ![Dining Room](/listings/photos/42424041/569963) - Dining Room
- ![Kitchen](/listings/photos/42424041/569966) - Kitchen
- ![Bedroom 1](/listings/photos/42424041/569969) - Bedroom 1
- ![Garden](/listings/photos/42424041/569972) - Garden
- ![Bathroom](/listings/photos/42424041/569977) - Bathroom
- ![Lounge](/listings/photos/42424041/569979) - Lounge
- ![Bedroom 2](/listings/photos/42424041/569983) - Bedroom 2
- ![Kitchen](/listings/photos/42424041/569985) - Kitchen
- ![Bedroom 1](/listings/photos/42424041/569990) - Bedroom 1
- ![Bedroom 3](/listings/photos/42424041/569993) - Bedroom 3
- ![Garden](/listings/photos/42424041/570000) - Garden
- ![EPC](/listings/photos/42424041/570007) - EPC

## Floorplans

- ![CWQuickSketch.jpg](/listings/photos/42424041/570016) - CWQuickSketch.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £850,000 | 19/08/2016 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 62 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NB | £840,000 | 26/10/2023 | Detached |
| [Same street] 8 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £360,000 | 22/08/2023 | Flat |
| 12 MANOR GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BU | £1,050,000 | 12/07/2023 | Detached |
| [Same street] 8 FLAT 4 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £400,000 | 23/06/2023 | Flat |
| [Same street] 8 FLAT 9 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £435,000 | 09/06/2023 | Flat |
| [Same street] 8 FLAT 6 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £440,000 | 14/04/2023 | Flat |
| [Same street] 8 FLAT 5 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 11/01/2023 | Flat |
| [Same street] 8 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £415,000 | 21/12/2022 | Flat |
| [Same street] 8 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 09/12/2022 | Flat |
| [Same street] 8 FLAT 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £475,000 | 23/11/2022 | Flat |
| [Same street] 24 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £800,000 | 12/10/2022 | Semi-detached |
| 9 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £560,000 | 29/09/2022 | Detached |
| 79B CROHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HJ | £625,000 | 23/09/2022 | Detached |
| 26 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £705,000 | 20/09/2022 | Detached |
| 39 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JF | £775,000 | 04/08/2022 | Detached |
| 28 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £695,000 | 03/08/2022 | Detached |
| 10B BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX | £650,500 | 17/06/2022 | Detached |
| [Same street] 28 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £930,000 | 31/03/2022 | Detached |
| 7 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £975,000 | 25/03/2022 | Detached |
| 39 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JF | £682,500 | 17/12/2021 | Detached |
| [Same street] 26 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £955,000 | 03/11/2021 | Detached |
| 38 MANOR WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BS | £882,000 | 01/09/2021 | Detached |
| 46 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NB | £1,000,000 | 26/08/2021 | Detached |

**Street average:** £551,818 (11 sales)
**Area average:** £786,667 (12 sales)

## Price vs local average

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

- **Local average:** £829,050 (31 Detached, CR2, 2024–2026)
- **Deviation:** +2.5%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,596/mo

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £197,375
- **Target investor price (1%):** £157,900

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** -4.4%
- **10y growth:** 13.8%

## House Price Index (HM Land Registry)

*Official index for Croydon; Detached series; as of April 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 3.5%
- **10y growth (index):** 13.7%

## 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)

Front Dining Room Kitchen Bedroom 1 Garden Bathroom Lounge Bedroom 2 Kitchen Bedroom 1 Bedroom 3 Garden EPC

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Property details

Last sold

£850,000 Aug 2016

Local average

£829,050 (+2.5%)

Deprivation

Decile 10 (32,521 of 33,755)

Street crime

142 incidents within 1 mile (May 2026)

Additional details

Parking: Yes

Description

Bairstow Eves are pleased to offer to the market this refurbished 4 bedroom detached house which backs onto the golf course at Croham Hurst. The property has already been extended to provide a spacious kitchen and also occupies a substantial plot with approximately 8 meters of space to the side of the house which provides potential for further extension subject to the usual planning consents. As the vendors sole agents internal viewings are strongly recommended.

4 bedrooms
2 reception rooms
Garage
Ample off street parking
Potential to extend subject to planning
Occupies a wide plot of approximately 26 meters
Chain free
Refurbished condition throughout
Internal viewing advised
Spacious kitchen

Listed by

Croydon South

Countrywide UK Sales - Connells

Reference: 42424041

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

CWQuickSketch.jpg

Price history

Event	Date	Price	% change
Sold	19/08/2016 (9 years ago)	£850,000	—

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
62 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NB	£840,000	26/10/2023	Detached
Same street 8 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£360,000	22/08/2023	Flat
12 MANOR GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BU	£1,050,000	12/07/2023	Detached
Same street 8 FLAT 4 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£400,000	23/06/2023	Flat
Same street 8 FLAT 9 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£435,000	09/06/2023	Flat
Same street 8 FLAT 6 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£440,000	14/04/2023	Flat
Same street 8 FLAT 5 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£430,000	11/01/2023	Flat
Same street 8 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£415,000	21/12/2022	Flat
Same street 8 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£430,000	09/12/2022	Flat
Same street 8 FLAT 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£475,000	23/11/2022	Flat
Same street 24 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£800,000	12/10/2022	Semi-detached
9 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX	£560,000	29/09/2022	Detached
79B CROHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HJ	£625,000	23/09/2022	Detached
26 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX	£705,000	20/09/2022	Detached
39 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JF	£775,000	04/08/2022	Detached
28 BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX	£695,000	03/08/2022	Detached
10B BENCH FIELD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7HX	£650,500	17/06/2022	Detached
Same street 28 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£930,000	31/03/2022	Detached
7 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB	£975,000	25/03/2022	Detached
39 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JF	£682,500	17/12/2021	Detached
Same street 26 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA	£955,000	03/11/2021	Detached
38 MANOR WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7BS	£882,000	01/09/2021	Detached
46 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NB	£1,000,000	26/08/2021	Detached

Street average: £551,818 (11 sales)

Area average: £786,667 (12 sales)

Capital growth trend

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

5y growth -4.4%

10y growth 13.8%

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

1y (index) 0%

5y (index) 3.5%

10y (index) 13.7%

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 Stevenage & North Herts: £1,596/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR2 7NA

Nearby

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

Type	Name	Distance
Bus stop	Manor Way	0.1 miles
Shop	Chapel View Plants	0.7 miles
Shop	Heathfield Newsagents	0.7 miles
Train station	South Croydon	0.9 miles
Train station	Sanderstead	1.0 miles
Hospital	Diabetic Department	2.6 miles
Hospital	Patient Advice and Liaison Service (PALS)	2.6 miles
University	Horton Halls Reception	7.0 miles
University	University of Wales Trinity Saint David London Campus	8.6 miles

Street-level crime

Category	Count
Violence and sexual offences	36
Anti-social behaviour	32
Vehicle crime	29
Burglary	11
Public order	11
Shoplifting	7
Drugs	6
Other theft	6
Other crime	1
Possession of weapons	1
Robbery	1
Theft from the person	1
Total incidents	142

Within 1 mile during May 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
Rutherford School	Other	0.3 miles	Good — 5 Dec 2022
Coombe Wood School	Secondary	0.4 miles	Good — 1 Mar 2023
Royal Russell School	Other	0.4 miles	— (No rating)
St Peter's Primary School	Primary	0.6 miles	Good — 28 Feb 2013
Elmhurst School Ltd	Other	0.8 miles	— (No rating)

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.19%

Max investor price (0.8%) £197,375

Target investor price (1%) £157,900

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).