# 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)