# 3 bedroom ground floor flat for sale (CR2 7NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, 8 CROHAM VALLEY ROAD, SOUTH CROYDON, GREATER LONDON CR2 7NA |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Floor area | 77 m² |
| Last sold | £475,000 Nov 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £209/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9504-4922-1300-2492-1214)

## Description

Available with a 40% Help to Buy: Equity Loan for first time buyers!This property is a luxury development of nine apartments set along one of South Croydon's most desirable streets. Plot 3 is a 3 bedroom ground floor apartment. All homes benefit from either two or three bedrooms, an en-suite to the principal bedroom and an open plan living area. Each property features a contemporary kitchen with integrated appliances, fitted mirrored wardrobes to master bedrooms and either a private patio or balcony overlooking landscaped grounds. Fob access to the main door and a video entry system give you the comfort of security while the 10 year build warranty ensures peace of mind. The nearby South Croydon train station boasts fast, direct services to London Victoria and London Bridge in under 30 minutes. Gatwick is also only 15 minutes away making this development perfectly situated for commuters. *Internal photos shown are of another development by the same developer and are for illustrative purposes only.

Room sizes:**Entrance Hall****Kitchen/Living /Dining Area**: 21'3 x 15'0 (6.48m x 4.58m)**Bedroom 1**: 14'11 x 10'11 (4.55m x 3.33m)**En-Suite Shower Room**: 7'0 x 4'7 (2.14m x 1.40m)**Bedroom 2**: 10'7 x 9'6 (3.23m x 2.90m)**Bedroom 3**: 10'6 x 9'6 (3.20m x 2.90m)**Bathroom**: 7'0 x 6'3 (2.14m x 1.91m)**Cycle Store****Communal Gardens****Parking Space****Private Terrace 148 sq.ft.** 

The information provided about this property does not constitute or form part of an offer or contract, nor may be it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

 

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![Front New](/listings/photos/115704968/244238) - Front New
- ![Rear Elevation](/listings/photos/115704968/244241) - Rear Elevation
- ![Lounge](/listings/photos/115704968/244243) - Lounge
- ![Kitchen Area](/listings/photos/115704968/244248) - Kitchen Area
- ![Kitchen](/listings/photos/115704968/244254) - Kitchen
- ![Lounge Area](/listings/photos/115704968/244259) - Lounge Area
- ![Dining Area](/listings/photos/115704968/244266) - Dining Area
- ![Bedroom 1](/listings/photos/115704968/244273) - Bedroom 1
- ![Bedroom](/listings/photos/115704968/244275) - Bedroom
- ![Lifestyle Photo](/listings/photos/115704968/244277) - Lifestyle Photo
- ![Bedroom](/listings/photos/115704968/244280) - Bedroom
- ![Front Elevation](/listings/photos/115704968/244282) - Front Elevation
- ![Ensuite](/listings/photos/115704968/244284) - Ensuite
- ![Bathroom](/listings/photos/115704968/244285) - Bathroom

## Floorplans

- ![Ground Floor Plan](/listings/photos/115704968/244286) - Ground Floor Plan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £475,000 | 23/11/2022 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| GREEN VALLEY APARTMENTS, 3 FLAT 1 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £355,000 | 19/12/2025 | Flat |
| [Same street] 8 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £360,000 | 22/08/2023 | Flat |
| [Same street] 8 FLAT 4 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £400,000 | 23/06/2023 | Flat |
| [Same street] 8 FLAT 9 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £435,000 | 09/06/2023 | Flat |
| [Same street] 8 FLAT 6 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £440,000 | 14/04/2023 | Flat |
| [Same street] 8 FLAT 5 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 11/01/2023 | Flat |
| [Same street] 8 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £415,000 | 21/12/2022 | Flat |
| [Same street] 8 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 09/12/2022 | Flat |
| 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JE | £600,000 | 09/12/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 5 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £655,500 | 06/12/2022 | Flat |
| 3A CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JE | £600,000 | 04/11/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 4 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £375,000 | 04/11/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 2 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £410,000 | 03/11/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 3 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £415,000 | 03/11/2022 | Flat |
| [Same street] 24 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £800,000 | 12/10/2022 | Semi-detached |
| 4 FLAT 6 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £450,000 | 28/06/2022 | Flat |
| 4 FLAT 2 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £445,000 | 28/06/2022 | Flat |
| 4 FLAT 8 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £500,000 | 28/06/2022 | Flat |
| 4 FLAT 4 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £450,000 | 28/06/2022 | Flat |
| 4 FLAT 1 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £550,000 | 28/06/2022 | Flat |
| 4 FLAT 5 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £575,000 | 28/06/2022 | Flat |
| 4 FLAT 7 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £450,000 | 28/06/2022 | Flat |
| 4 FLAT 3 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £350,000 | 27/06/2022 | Flat |
| [Same street] 28 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £930,000 | 31/03/2022 | Detached |
| 10 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FG | £448,000 | 07/01/2022 | Flat |
| BANBRIDGE POINT, 6 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FJ | £490,000 | 10/12/2021 | Flat |
| 10 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FG | £355,000 | 19/11/2021 | Flat |
| [Same street] 26 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £955,000 | 03/11/2021 | Detached |
| 10 FLAT 8 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FG | £380,000 | 02/11/2021 | Flat |
| BANBRIDGE POINT, 6 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FJ | £440,000 | 22/10/2021 | Flat |

**Street average:** £559,500 (10 sales)
**Area average:** £464,675 (20 sales)

## Price vs local average

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

- **Local average:** £240,482 (58 Flat, CR2, 2024–2026)
- **Deviation:** +97.5%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 Bungalow, Ballards Way, CR0 | £3,250/mo | 3 | 0.63 miles | OpenRent |

**Average rent: £3,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £406,250
- **Target investor price (1%):** £325,000

*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 £3,250/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £1,029/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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:** £6,169/m²

## Capital growth trend

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

- **5y growth:** -23.1%
- **10y growth:** -7.1%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.3%
- **5y growth (index):** -8.2%
- **10y growth (index):** 2.8%

## 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)