# 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 *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) - ## 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)