Sold STC Semi-detached

40 HAYDN AVENUE

PURLEY, GREATER LONDON CR8 4AE

3 beds 1 baths 904 sq ft Listed 30 Jan 2026 (-264d)

£512,500

Guide Price

Reduced on 6 May 2026

Save

# 3 bedroom semi-detached house for sale (CR8 4AE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 HAYDN AVENUE, PURLEY, GREATER LONDON CR8 4AE |
| Price | £512,500 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 84 m² |
| Last sold | £495,000 Jul 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/06/2032
- **Current heating cost:** £594/year
- **Est. upgrade cost to C:** £19,725

### Recommendations
- A (£100 - £350)
- 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/2020-5145-5169-0902-5516)

## Description

**Ground Floor** -

**Hallway** -

**Double Reception Room** - 8.00m x 3.48m (26'3 x 11'5) -

**Kitchen** - 2.79m x 2.06m (9'2 x 6'9) -

**First Floor** -

**Landing** -

**Bedroom** - 4.34m x 3.20m (14'3 x 10'6) -

**Bedroom** - 3.58m x 3.23m (11'9 x 10'7) -

**Bedroom** - 2.36m x 2.13m (7'9 x 7'0) -

**Bathroom** -

**Outside** -

**Rear Garden** - 32.92m x 7.62m (108 x 25'0) -

**Garden Room** - 4.72m x 2.51m (15'6 x 8'3) -

## Property Photos

- ![Front Elevation](/listings/photos/171660848/2333992) - Front Elevation
- ![Rear Garden](/listings/photos/171660848/2333994) - Rear Garden
- ![Hallway](/listings/photos/171660848/2333996) - Hallway
- ![Double Reception Room](/listings/photos/171660848/2333998) - Double Reception Room
- ![Double Reception Room](/listings/photos/171660848/2334000) - Double Reception Room
- ![Kitchen](/listings/photos/171660848/2334002) - Kitchen
- ![Kitchen](/listings/photos/171660848/2334004) - Kitchen
- ![Bedroom](/listings/photos/171660848/2334006) - Bedroom
- ![Bedroom](/listings/photos/171660848/2334008) - Bedroom
- ![Outside](/listings/photos/171660848/2334010) - Outside
- ![Bathroom](/listings/photos/171660848/2334011) - Bathroom
- ![Garden Room](/listings/photos/171660848/2334014) - Garden Room
- ![Garden Room](/listings/photos/171660848/2334015) - Garden Room
- ![Rear Garden](/listings/photos/171660848/2334017) - Rear Garden
- ![Rear Garden](/listings/photos/171660848/2334019) - Rear Garden

## Floorplans

- ![Floorplan](/listings/photos/171660848/2334021) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/171660848/2334022) - EE Rating

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #1954487
- **Address:** 40 Haydn Avenue, Purley, CR8 4AE
- **Certificate Issued:** 16/08/2004
- **Work Completed:** 16/07/2004
- **Items:** 1 door(s)

### FENSA Certificate #14689968
- **Address:** 40 Haydn Avenue, PURLEY, CR8 4AE
- **Certificate Issued:** 18/07/2021
- **Work Completed:** 02/06/2021
- **Items:** 3 door(s)

### FENSA Certificate #15264542
- **Address:** 40 Haydn Avenue, PURLEY, CR8 4AE
- **Certificate Issued:** 26/06/2022
- **Work Completed:** 08/06/2022
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £495,000 | 14/07/2026 | Semi-detached |
| 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £329,000 | 15/03/2013 | Semi-detached |
| 40 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £137,500 | 06/08/1999 | Semi-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 |
|---------|-------|------|------|
| 93 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AJ | £610,000 | 13/10/2023 | Semi-detached |
| [Same street] 32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £562,500 | 31/08/2023 | Semi-detached |
| [Same street] 18 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £1,000,000 | 25/08/2023 | Detached |
| 112 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH | £650,000 | 16/12/2022 | Semi-detached |
| 2A BENCOMBE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4DQ | £1,000,000 | 25/11/2022 | Semi-detached |
| 12 BURCOTT ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4AA | £815,000 | 25/11/2022 | Semi-detached |
| [Same street] 34 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £590,000 | 09/11/2022 | Semi-detached |
| 19 HARTLEY HILL, PURLEY, CROYDON, GREATER LONDON, CR8 4EP | £495,000 | 12/10/2022 | Semi-detached |
| [Same street] 50 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £525,000 | 05/10/2022 | Semi-detached |
| 159 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4AU | £580,000 | 30/09/2022 | Semi-detached |
| [Same street] 32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £426,000 | 16/05/2022 | Semi-detached |
| 82 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DD | £586,500 | 12/05/2022 | Semi-detached |
| 129 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4AU | £675,000 | 31/03/2022 | Semi-detached |
| 178 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4AL | £600,000 | 21/03/2022 | Semi-detached |
| 88 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2HJ | £775,000 | 31/01/2022 | Semi-detached |
| 95B OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DP | £455,000 | 28/01/2022 | Semi-detached |
| [Same street] 30 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE | £550,000 | 21/01/2022 | Semi-detached |
| 128 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH | £550,000 | 01/11/2021 | Semi-detached |

**Street average:** £608,917 (6 sales)
**Area average:** £649,292 (12 sales)

## Price vs local average

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

- **Local average:** £608,174 (23 Semi-detached, CR8, 2024–2026)
- **Deviation:** -15.7%

## Rental Range

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

- **Low:** £1,424/mo
- **Realistic:** £1,582/mo
- **Optimistic:** £1,740/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,690/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Elmford Close, CR8 | £2,600/mo | 3 | 0.6 miles | OpenRent |
| 3 Bed Terraced House, Deepfield Way, CR5 | £2,500/mo | 3 | 0.7 miles | OpenRent |

**Average rent: £2,550/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £318,750
- **Target investor price (1%):** £255,000

*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 £2,550/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £252/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*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:** £6,101/m²

## Capital growth trend

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

- **5y growth:** 6%
- **10y growth:** 13.6%

## House Price Index (HM Land Registry)

*Official index for Croydon; Semi-detached series; as of July 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** 4.7%
- **10y growth (index):** 12.6%

## 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 Elevation Rear Garden Hallway Double Reception Room Double Reception Room Kitchen Kitchen Bedroom Bedroom Outside Bathroom Garden Room Garden Room Rear Garden Rear Garden

/ 15

Property details

Tenure

FREEHOLD

Floor area

84 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£495,000 Jul 2026

Price per m²

£6,101/m²

Local average

£608,174 (-15.7%)

Deprivation

Decile 10 (32,361 of 33,755)

Street crime

170 incidents within 1 mile (Aug 2026)

Key features

Immaculately presented semi-detached home
Contemporary garden studio, ideal for home working with power and internet
Modern kitchen with integrated appliances
Spacious and bright through lounge and dining room
Glass sliding doors leading to the decking area and south-west facing garden with spectacular views
Three bedrooms, with two being doubles, and potential to extend (STPP)
Stylish bathroom with full size bath
Great schools and transport links close by

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: On street
Garden: Yes
Restrictions: No
Required access: No
Flooded in last 5 years: No

Description

*Motivated Sellers ready to move quickly!* Immaculately presented and thoughtfully designed, this impressive semi-detached home effortlessly blends modern living with everyday practicality. At the heart of the property is a sleek, contemporary kitchen with integrated appliances, opening into a spacious and light-filled lounge and dining area—perfect for both relaxing and entertaining. Striking glass sliding doors lead out to a decking area, where spectacular views create a wonderful indoor-outdoor connection. The home offers three well-proportioned bedrooms and a stylish bathroom complete with a full-size bath, while further potential to extend (STPP) adds future flexibility. Completing the lifestyle appeal is a contemporary garden studio with power and internet, ideal for home working, all set within easy reach of excellent schools and convenient transport links.

Ground Floor -

Hallway -

Double Reception Room - 8.00m x 3.48m (26'3 x 11'5) -

Kitchen - 2.79m x 2.06m (9'2 x 6'9) -

First Floor -

Landing -

Bedroom - 4.34m x 3.20m (14'3 x 10'6) -

Bedroom - 3.58m x 3.23m (11'9 x 10'7) -

Bedroom - 2.36m x 2.13m (7'9 x 7'0) -

Bathroom -

Outside -

Rear Garden - 32.92m x 7.62m (108 x 25'0) -

Garden Room - 4.72m x 2.51m (15'6 x 8'3) -

Listed by

Surrey

Loft Estate Agents LTD

Reference: 171660848

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 13/06/2022

Expiry date: 12/06/2032

Current heating cost: £594/year

Potential heating cost: £339/year

Est. upgrade cost to C: £19,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~403 m² (0.10 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

EPC Graphs

EE Rating

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1954487

Property Details

Street: 40 Haydn Avenue

Town: Purley

Postcode: CR8 4AE

Installation Details

Items: 1 door

Certificate Issued: 16/08/2004

Work Completed: 16/07/2004

This certificate data was retrieved from FENSA's database

FENSA Certificate #14689968

Property Details

Street: 40 Haydn Avenue

Town: PURLEY

Postcode: CR8 4AE

Installation Details

Items: 3 doors

Certificate Issued: 18/07/2021

Work Completed: 02/06/2021

This certificate data was retrieved from FENSA's database

FENSA Certificate #15264542 Recent

Property Details

Street: 40 Haydn Avenue

Town: PURLEY

Postcode: CR8 4AE

Installation Details

Items: 4 windows

Certificate Issued: 26/06/2022

Work Completed: 08/06/2022

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

260% since 1999

Event	Date	Price	% change
Sold	14/07/2026 (3 months ago)	£495,000	+50.5%
Sold	15/03/2013 (13 years ago)	£329,000	+139.3%
Sold	06/08/1999 (27 years ago)	£137,500	—

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
93 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AJ	£610,000	13/10/2023	Semi-detached
Same street 32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£562,500	31/08/2023	Semi-detached
Same street 18 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£1,000,000	25/08/2023	Detached
112 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH	£650,000	16/12/2022	Semi-detached
2A BENCOMBE ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4DQ	£1,000,000	25/11/2022	Semi-detached
12 BURCOTT ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4AA	£815,000	25/11/2022	Semi-detached
Same street 34 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£590,000	09/11/2022	Semi-detached
19 HARTLEY HILL, PURLEY, CROYDON, GREATER LONDON, CR8 4EP	£495,000	12/10/2022	Semi-detached
Same street 50 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£525,000	05/10/2022	Semi-detached
159 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4AU	£580,000	30/09/2022	Semi-detached
Same street 32 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£426,000	16/05/2022	Semi-detached
82 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DD	£586,500	12/05/2022	Semi-detached
129 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4AU	£675,000	31/03/2022	Semi-detached
178 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4AL	£600,000	21/03/2022	Semi-detached
88 HIGHER DRIVE, PURLEY, CROYDON, GREATER LONDON, CR8 2HJ	£775,000	31/01/2022	Semi-detached
95B OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DP	£455,000	28/01/2022	Semi-detached
Same street 30 HAYDN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 4AE	£550,000	21/01/2022	Semi-detached
128 OLD LODGE LANE, PURLEY, CROYDON, GREATER LONDON, CR8 4DH	£550,000	01/11/2021	Semi-detached

Street average: £608,917 (6 sales)

Area average: £649,292 (12 sales)

Capital growth trend

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

5y growth 6%

10y growth 13.6%

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

1y (index) -2%

5y (index) 4.7%

10y (index) 12.6%

Rental Range

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

Low £1,424/mo

Realistic £1,582/mo

Optimistic £1,740/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Outer North London: £1,690/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR8 4AE

Nearby

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

Type	Name	Distance
Bus stop	Lodge Hill	0.1 miles
Shop	Choice Food & Wine	0.5 miles
Shop	Pearlescent Nail & Beauty	0.5 miles
Train station	Reedham	0.6 miles
Train station	Kenley	0.7 miles
Hospital	Croydon Heart Centre	4.5 miles
Hospital	Patient Advice and Liaison Service (PALS)	4.5 miles
University	Horton Halls Reception	8.2 miles
University	University of Wales Trinity Saint David London Campus	10.8 miles

Street-level crime

Category	Count
Anti-social behaviour	46
Violence and sexual offences	46
Vehicle crime	23
Shoplifting	15
Burglary	12
Other theft	9
Drugs	7
Public order	7
Robbery	2
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	170

Within 1 mile during Aug 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
Beaumont Primary School	Primary	0.3 miles	Outstanding — 17 Jan 2018
St Nicholas School	Other	0.4 miles	Requires improvement — 27 Jun 2024
Harris Primary Academy Kenley	Primary	0.6 miles	Outstanding — 15 Jul 2015
New Valley Primary School	Primary	0.6 miles	Good — 12 Jul 2017
The Hayes Primary School	Primary	0.6 miles	Good — 6 Jul 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
3 Bed Terraced House, Elmford Close, CR8	£2,600/mo	3	0.6 miles	OpenRent
3 Bed Terraced House, Deepfield Way, CR5	£2,500/mo	3	0.7 miles	OpenRent

Average rent: £2,550/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £318,750

Target investor price (1%) £255,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £252/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2%

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).