Sold STC Terraced

97 HOLMESDALE ROAD

LONDON, GREATER LONDON SE25 6JH

2 beds 1 baths 840 sq ft Listed 7 Mar 2025 (-501d)

£450,000

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# 2 bedroom terraced house for sale (SE25 6JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 97 HOLMESDALE ROAD, LONDON, GREATER LONDON SE25 6JH |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 78 m² |
| Last sold | £438,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 05/03/2035
- **Current heating cost:** £689/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0735-9527-9400-0426-7202)

## Description

Please note, building regulations for this property have not been verified.

Tenure : Freehold - Croydon council band C - £2,204.87 - EPC rating C

We carry out best endeavours to make our marketing material accurate and reliable, however they do not form part of any contract and are not to be relied upon. Any buyers are advised to seek verification from their solicitor or surveyor.

For broadband and mobile phone coverage at the property in question please visit:

## Property Photos

- ![1258037 (1).jpg](/listings/photos/159138047/1348742) - 1258037 (1).jpg
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## Floorplans

- ![Floor Plan.jpg](/listings/photos/159138047/1348760) - Floor Plan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/159138047/1348761) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 97 HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JH | £438,000 | 29/07/2025 | Terraced |
| 97 HOLMESDALE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JH | £92,000 | 10/12/1999 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 ROTHESAY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NY | £569,800 | 27/11/2025 | Terraced |
| 383 WHITEHORSE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8SD | £320,000 | 21/10/2025 | Terraced |
| 55 FARNLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NX | £400,000 | 06/12/2023 | Terraced |
| 44 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB | £420,500 | 21/07/2023 | Terraced |
| 22 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NU | £442,500 | 11/07/2023 | Terraced |
| 42 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB | £399,995 | 18/05/2023 | Terraced |
| 33 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NT | £516,000 | 14/12/2022 | Terraced |
| 41 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NT | £425,000 | 14/10/2022 | Terraced |
| 29 HURLSTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JD | £495,000 | 14/10/2022 | Terraced |
| 58 FARNLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NX | £450,000 | 15/09/2022 | Terraced |
| 18 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NU | £430,000 | 08/09/2022 | Terraced |
| 35 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB | £512,500 | 07/07/2022 | Terraced |
| 5 HURLSTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JD | £465,000 | 17/06/2022 | Terraced |
| 26 TALBOT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8SE | £440,000 | 10/06/2022 | Terraced |
| 7 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB | £550,000 | 29/04/2022 | Terraced |
| 389 WHITEHORSE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8SD | £335,000 | 27/04/2022 | Terraced |
| 32 ROTHESAY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NY | £600,000 | 01/04/2022 | Terraced |
| 27 HURLSTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JD | £460,000 | 24/03/2022 | Terraced |
| [Same street] 55 HOLMESDALE ROAD, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6JH | £450,000 | 11/03/2022 | Terraced |
| 93 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NT | £420,000 | 11/03/2022 | Terraced |
| 26 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB | £395,000 | 02/03/2022 | Terraced |
| [Same street] 111 HOLMESDALE ROAD, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6JH | £445,000 | 25/02/2022 | Terraced |
| [Same street] 83 HOLMESDALE ROAD, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6JH | £340,000 | 25/08/2021 | Terraced |

**Street average:** £411,667 (3 sales)
**Area average:** £452,315 (20 sales)

## Price vs local average

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

- **Local average:** £488,291 (48 Terraced, SE25, 2024–2026)
- **Deviation:** -7.8%

## Rental Range

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

- **Low:** £1,415/mo
- **Realistic:** £1,572/mo
- **Optimistic:** £1,729/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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, Holmesdale Road, SE25 | £1,500/mo | 2 | 0.02 miles | OpenRent |
| 2 Bed Flat, Clifton Road, SE25 | £1,650/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Clifton Road, SE25 | £1,650/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Whitehorse Lane, SE25 | £1,950/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Sangley Road, SE25 | £1,600/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Oliver Grove, SE25 | £1,750/mo | 2 | 0.54 miles | OpenRent |

**Average rent: £1,683/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.7×
- **Monthly cashflow:** £-312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.9%

*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:** £5,769/m²

## Capital growth trend

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

- **5y growth:** 20.6%
- **10y growth:** 27%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

78 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£438,000 Jul 2025

Price per m²

£5,769/m²

Local average

£488,291 (-7.8%)

Deprivation

Decile 3 (8,287 of 33,755)

Street crime

847 incidents within 1 mile (May 2026)

Key features

Character Style Family House
Two Bedrooms
Open Plan Living/Dining/Kitchen
The Dagnall Park Area
Double Glazing
Gas Central Heating With Radiators
Impressive First Floor Bathroom
Attractive Fitted Kitchen
In Our Opinion Good Decorative Order
Well Maintained Garden With Outbuilding

Additional details

Electricity: Mains supply
Broadband: None
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: On street
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

This charming two-bedroom family home, located on a quiet side road in the desirable Dagnall Park area, offers a blend of character and modern living. The ground floor features an open-plan living, dining, and kitchen area with ample storage and access to a lovely rear garden with a brick-built shed. Upstairs, there are two bright and airy bedrooms along with an impressive bathroom featuring a shower cubicle along with separate bath. The property is well-presented and in good decorative order. Convenient transport links are available via local bus services and Selhurst and Norwood Junction stations. The vendor informs us there will be no onward chain. Call now to avoicd disappointment.
Please note, building regulations for this property have not been verified.

Tenure : Freehold - Croydon council band C - £2,204.87 - EPC rating C

We carry out best endeavours to make our marketing material accurate and reliable, however they do not form part of any contract and are not to be relied upon. Any buyers are advised to seek verification from their solicitor or surveyor.

For broadband and mobile phone coverage at the property in question please visit:

Listed by

South Norwood

Homecastle Estate Agents

Reference: 159138047

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 06/03/2025

Expiry date: 05/03/2035

Current heating cost: £689/year

Potential heating cost: £485/year

Est. upgrade cost to C: £19,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan.jpg

EPC Graphs

EE Rating

Price history

376% since 1999

Event	Date	Price	% change
Sold	29/07/2025 (11 months ago)	£438,000	+376.1%
Sold	10/12/1999 (26 years ago)	£92,000	—

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
20 ROTHESAY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NY	£569,800	27/11/2025	Terraced
383 WHITEHORSE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8SD	£320,000	21/10/2025	Terraced
55 FARNLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NX	£400,000	06/12/2023	Terraced
44 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB	£420,500	21/07/2023	Terraced
22 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NU	£442,500	11/07/2023	Terraced
42 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB	£399,995	18/05/2023	Terraced
33 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NT	£516,000	14/12/2022	Terraced
41 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NT	£425,000	14/10/2022	Terraced
29 HURLSTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JD	£495,000	14/10/2022	Terraced
58 FARNLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NX	£450,000	15/09/2022	Terraced
18 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NU	£430,000	08/09/2022	Terraced
35 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB	£512,500	07/07/2022	Terraced
5 HURLSTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JD	£465,000	17/06/2022	Terraced
26 TALBOT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8SE	£440,000	10/06/2022	Terraced
7 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB	£550,000	29/04/2022	Terraced
389 WHITEHORSE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8SD	£335,000	27/04/2022	Terraced
32 ROTHESAY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NY	£600,000	01/04/2022	Terraced
27 HURLSTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6JD	£460,000	24/03/2022	Terraced
Same street 55 HOLMESDALE ROAD, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6JH	£450,000	11/03/2022	Terraced
93 CHARNWOOD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6NT	£420,000	11/03/2022	Terraced
26 PEMBROKE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6PB	£395,000	02/03/2022	Terraced
Same street 111 HOLMESDALE ROAD, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6JH	£445,000	25/02/2022	Terraced
Same street 83 HOLMESDALE ROAD, SOUTH NORWOOD, LONDON, CROYDON, GREATER LONDON, SE25 6JH	£340,000	25/08/2021	Terraced

Street average: £411,667 (3 sales)

Area average: £452,315 (20 sales)

Capital growth trend

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

5y growth 20.6%

10y growth 27%

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

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE25 6JH

Nearby

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

Type	Name	Distance
Bus stop	Talbot Road	0.2 miles
Bus stop	Heavers Farm Centre	0.2 miles
Shop	Brasileiro	0.2 miles
Shop	Whitehorse Stores	0.2 miles
Train station	Selhurst	0.2 miles
Train station	Thornton Heath	0.5 miles
Hospital	Gynaecology Department	0.9 miles
Hospital	Diabetic Department	0.9 miles
University	Horton Halls Reception	4.7 miles
University	University of Wales Trinity Saint David London Campus	5.9 miles

Street-level crime

Category	Count
Violence and sexual offences	289
Anti-social behaviour	200
Vehicle crime	95
Other theft	56
Public order	53
Drugs	43
Burglary	30
Shoplifting	26
Robbery	18
Theft from the person	15
Other crime	11
Possession of weapons	5
Criminal damage and arson	4
Bicycle theft	2
Total incidents	847

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
Whitehorse Manor Infant School	Primary	0.1 miles	Good — 2 May 2024
Whitehorse Manor Junior School	Primary	0.1 miles	Good — 10 Sep 2012
Aya College (Educational Provision)	Other	0.2 miles	Requires improvement — 29 Jun 2022
St Chad's Catholic Primary School	Primary	0.3 miles	Good — 9 Jun 2014
Thornton Heath Nursery School	Nursery	0.3 miles	Good — 27 Nov 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, Holmesdale Road, SE25	£1,500/mo	2	0.02 miles	OpenRent
2 Bed Flat, Clifton Road, SE25	£1,650/mo	2	0.18 miles	OpenRent
2 Bed Flat, Clifton Road, SE25	£1,650/mo	2	0.22 miles	OpenRent
2 Bed Flat, Whitehorse Lane, SE25	£1,950/mo	2	0.4 miles	OpenRent
2 Bed Flat, Sangley Road, SE25	£1,600/mo	2	0.41 miles	OpenRent
2 Bed Flat, Oliver Grove, SE25	£1,750/mo	2	0.54 miles	OpenRent

Average rent: £1,683/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 4.3% gross yield avg £418,250 sale, £1,500/mo rent

Rent ratio 0.37%

Max investor price (0.8%) £206,250

Target investor price (1%) £165,000

Gross yield 4.4%

Cost-to-rent ratio 22.7×

Monthly cashflow £-312/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.9%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).

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