# 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

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:

## Property Photos

- ![1258037 (1).jpg](/listings/photos/159138047/1348742) - 1258037 (1).jpg
- ![1258037 (3).jpg](/listings/photos/159138047/1348743) - 1258037 (3).jpg
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- ![1258037 (13).jpg](/listings/photos/159138047/1348746) - 1258037 (13).jpg
- ![1258037 (5).jpg](/listings/photos/159138047/1348747) - 1258037 (5).jpg
- ![1258037 (4).jpg](/listings/photos/159138047/1348748) - 1258037 (4).jpg
- ![1258037 (6).jpg](/listings/photos/159138047/1348749) - 1258037 (6).jpg
- ![1258037 (7).jpg](/listings/photos/159138047/1348750) - 1258037 (7).jpg
- ![1258037 (8).jpg](/listings/photos/159138047/1348751) - 1258037 (8).jpg
- ![1258037 (15).jpg](/listings/photos/159138047/1348752) - 1258037 (15).jpg
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- ![1258037 (17).jpg](/listings/photos/159138047/1348754) - 1258037 (17).jpg
- ![1258037 (9).jpg](/listings/photos/159138047/1348755) - 1258037 (9).jpg
- ![1258037 (10).jpg](/listings/photos/159138047/1348756) - 1258037 (10).jpg
- ![1258037 (18).jpg](/listings/photos/159138047/1348757) - 1258037 (18).jpg
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- ![1258037 (11).jpg](/listings/photos/159138047/1348759) - 1258037 (11).jpg

## 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 |

**Average rent: £1,670/mo (5 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:** 20.3%
- **10y growth:** 25.7%

## 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)