Sold House

52 BULLER ROAD

THORNTON HEATH, GREATER LONDON CR7 8QW

3 beds Listed 22 Sep 2005 (-7606d)

£249,950

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# 3 bedroom house for sale (CR7 8QW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 52 BULLER ROAD, THORNTON HEATH, GREATER LONDON CR7 8QW |
| Price | £249,950 |
| Bedrooms | 3 |
| Last sold | £280,000 Oct 2022 |

## Description

**SUMMARY**

Barnard Marcus are pleased to present to the market this end of terrace, three bedroom, house.  This Property comprises of two reception rooms, a large kitchen/diner, a downstairs 'wet' room, three bedrooms and an upstairs bathroom.

**DESCRIPTION**

Barnard Marcus are pleased to present to the market this end of terrace, three bedroom, house.  Found in excellent condition throughout.  This Property comprises of two reception rooms, a large kitchen/diner, a downstairs 'wet' room, three bedrooms and an upstairs bathroom.  We strongly recommend booking an internal viewing as we believe this Property is sure to prove popular.

**Lounge:**

Double glazed window to front aspect.

Gas Fire place.  Radiator, television and

power points.  Laminated flooring and

picture rails.

**Dining Room:** 12' 4" max. x 11' 11" max. ( 3.76m max. x 3.63m max. )

Single glazed patio doors.

Radiator, power point and

laminated flooring.

**Kitchen:** 18' 6" max. x 12' 10" max. ( 5.64m max. x 3.91m max. )

Wall and base units.  Door to Garden

Single bowl stainless steel sink and

drainer.  Partly tiled walls.  Electric Oven

and Electric Hob.  Electric Cooker Point.

Cooker Hood.  Space and plumbing for

washing machine.  Space for fridge/freezer.

Radiator, power point and tiled flooring.

**"wet" Room.  Downstairs:**

Low level W.C.  Pedestal wash hand basin.

Fully tiled shower.  Radiator and tiled flooring.

**Bedroom One:** 13' 10" max. x 9' 9" max. ( 4.22m max. x 2.97m max. )

Double glazed window to front aspect.

Built in wardrobes.  Radiator and

power point.  Laminated flooring.

**Bedroom Two:** 12'  max. x 9' 1" max. ( 3.66m max. x 2.77m max. )

Double glazed window to rear aspect.

Fitted wardrobes.  Radiator and power

point.  Laminated flooring.

**Bedroom Three:** 9' 7" max. x 6' 1" max. ( 2.92m max. x 1.85m max. )

Double glazed window to front aspect.

Radiator and power point.

Laminated flooring.

**Bathroom:**

Double glazed window to rear aspect.

Bath, shower, wash hand basin, low

level W.C.  Fully tiled walls.

Radiator and tiled flooring.

**Rear Garden:**

Side Entrance.

Outside Water source.

Steps to Graveled Area

Shed (To Stay)

**DIRECTIONS**

From Thornton Heath Clock Tower turn into Parchmore Road.  Turn into Beulah Road which is on the right hand side and then at the roundabout go into Norbury Road.  Take the third turning on the left which is Mersham Road and at the top of Mersham Road turn right into Buller Road.

## Property Photos

- ![Photo](/listings/photos/4657231/1327586)
- ![Photo](/listings/photos/4657231/1327587)
- ![Photo](/listings/photos/4657231/1327588)
- ![Photo](/listings/photos/4657231/1327589)
- ![Photo](/listings/photos/4657231/1327591)
- ![Photo](/listings/photos/4657231/1327592)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £280,000 | 03/10/2022 | 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 |
|---------|-------|------|------|
| [Same street] 66 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £585,000 | 11/04/2025 | Terraced |
| [Same street] 54 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £528,000 | 27/09/2023 | Terraced |
| [Same street] 80 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £500,000 | 19/10/2022 | Terraced |
| [Same street] 50 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £464,000 | 23/09/2022 | Terraced |
| [Same street] 56 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW | £530,000 | 28/03/2022 | Terraced |

**Street average:** £521,400 (5 sales)

## Price vs local average

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

- **Local average:** £4,559,111 (9 Other, CR7, 2024–2026)
- **Deviation:** -94.5%

## 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 Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £808/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, Livingstone Road, CR7 | £2,150/mo | 3 | 0.22 miles | OpenRent |
| 3 Bed Terraced House, Livingstone Road, CR7 | £2,300/mo | 3 | 0.31 miles | OpenRent |

**Average rent: £2,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.89% (okay)
- **Max investor price (0.8%):** £278,125
- **Target investor price (1%):** £222,500

*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 £2,225/mo).*

- **Gross yield:** 10.7%
- **Cost-to-rent:** 9.4×
- **Monthly cashflow:** £993/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.4%

*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).*

## Capital growth trend

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

- **5y growth:** 101%
- **10y growth:** 223.1%

## House Price Index (HM Land Registry)

*Official index for Croydon; All dwelling types series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 0.7%
- **10y growth (index):** 12.1%

## 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

Last sold

£280,000 Oct 2022

Local average

£4,559,111 (-94.5%)

Deprivation

Decile 4 (11,459 of 33,755)

Street crime

642 incidents within 1 mile (May 2026)

Key features

End of Terrace House
Two Reception Rooms
Three Bedrooms
Downstairs Shower Room & Upstairs Bathroom
Excellent Condition Throughout
Close to Public Transport & Local Amenities.

Description

SUMMARY
Barnard Marcus are pleased to present to the market this end of terrace, three bedroom, house. This Property comprises of two reception rooms, a large kitchen/diner, a downstairs 'wet' room, three bedrooms and an upstairs bathroom.

DESCRIPTION
Barnard Marcus are pleased to present to the market this end of terrace, three bedroom, house. Found in excellent condition throughout. This Property comprises of two reception rooms, a large kitchen/diner, a downstairs 'wet' room, three bedrooms and an upstairs bathroom. We strongly recommend booking an internal viewing as we believe this Property is sure to prove popular.

Lounge:
Double glazed window to front aspect.
Gas Fire place. Radiator, television and
power points. Laminated flooring and
picture rails.

Dining Room: 12' 4" max. x 11' 11" max. ( 3.76m max. x 3.63m max. )
Single glazed patio doors.
Radiator, power point and
laminated flooring.

Kitchen: 18' 6" max. x 12' 10" max. ( 5.64m max. x 3.91m max. )
Wall and base units. Door to Garden
Single bowl stainless steel sink and
drainer. Partly tiled walls. Electric Oven
and Electric Hob. Electric Cooker Point.
Cooker Hood. Space and plumbing for
washing machine. Space for fridge/freezer.
Radiator, power point and tiled flooring.

"wet" Room. Downstairs:
Low level W.C. Pedestal wash hand basin.
Fully tiled shower. Radiator and tiled flooring.

Bedroom One: 13' 10" max. x 9' 9" max. ( 4.22m max. x 2.97m max. )
Double glazed window to front aspect.
Built in wardrobes. Radiator and
power point. Laminated flooring.

Bedroom Two: 12' max. x 9' 1" max. ( 3.66m max. x 2.77m max. )
Double glazed window to rear aspect.
Fitted wardrobes. Radiator and power
point. Laminated flooring.

Bedroom Three: 9' 7" max. x 6' 1" max. ( 2.92m max. x 1.85m max. )
Double glazed window to front aspect.
Radiator and power point.
Laminated flooring.

Bathroom:
Double glazed window to rear aspect.
Bath, shower, wash hand basin, low
level W.C. Fully tiled walls.
Radiator and tiled flooring.

Rear Garden:
Side Entrance.
Outside Water source.
Steps to Graveled Area
Shed (To Stay)

DIRECTIONS
From Thornton Heath Clock Tower turn into Parchmore Road. Turn into Beulah Road which is on the right hand side and then at the roundabout go into Norbury Road. Take the third turning on the left which is Mersham Road and at the top of Mersham Road turn right into Buller Road.

Listed by

Thornton Heath

Sequence (UK) Limited - Connells

Reference: 4657231

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	03/10/2022 (3 years ago)	£280,000	—

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
Same street 66 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£585,000	11/04/2025	Terraced
Same street 54 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£528,000	27/09/2023	Terraced
Same street 80 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£500,000	19/10/2022	Terraced
Same street 50 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£464,000	23/09/2022	Terraced
Same street 56 BULLER ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8QW	£530,000	28/03/2022	Terraced

Street average: £521,400 (5 sales)

Capital growth trend

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

5y growth 101%

10y growth 223.1%

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

1y (index) -0.3%

5y (index) 0.7%

10y (index) 12.1%

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 Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR7 8QW

Nearby

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

Type	Name	Distance
Shop	Day 1 Off Licence	0.2 miles
Shop	Lady Viv's Hair & Beauty	0.3 miles
Bus stop	Clifton Road	0.3 miles
Bus stop	High Street / Whitehorse Lane	0.3 miles
Train station	Thornton Heath	0.4 miles
Train station	Selhurst	0.8 miles
Hospital	Fertility Treatment	1.1 miles
Hospital	Gynaecology Department	1.1 miles
University	Horton Halls Reception	4.3 miles
University	University of Wales Trinity Saint David London Campus	5.4 miles

Street-level crime

Category	Count
Violence and sexual offences	207
Anti-social behaviour	175
Vehicle crime	67
Other theft	45
Public order	31
Drugs	29
Shoplifting	21
Burglary	19
Theft from the person	15
Robbery	14
Other crime	10
Criminal damage and arson	4
Possession of weapons	4
Bicycle theft	1
Total incidents	642

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
Beulah Infants' School	Primary	0.3 miles	Good — 12 Sep 2017
Beulah Junior School	Primary	0.3 miles	Requires improvement — 18 Jul 2024
Thornton Heath Nursery School	Nursery	0.4 miles	Good — 27 Nov 2023
Whitehorse Manor Infant School	Primary	0.5 miles	Good — 2 May 2024
Whitehorse Manor Junior School	Primary	0.5 miles	Good — 10 Sep 2012

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, Livingstone Road, CR7	£2,150/mo	3	0.22 miles	OpenRent
3 Bed Terraced House, Livingstone Road, CR7	£2,300/mo	3	0.31 miles	OpenRent

Average rent: £2,225/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.89%

Max investor price (0.8%) £278,125

Target investor price (1%) £222,500

Gross yield 10.7%

Cost-to-rent ratio 9.4×

Monthly cashflow £993/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 16.4%

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).