Sold STC Detached

13B

SUFFOLK ROAD, LONDON, GREATER LONDON SE25 6EY

3 beds 3 baths 148 m² Listed 8 Mar 2019 (-2654d)

£650,000

Offers in Excess of

Reduced on 10 May 2019

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# 3 bedroom detached house for sale (SE25 6EY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13B, SUFFOLK ROAD, LONDON, GREATER LONDON SE25 6EY |
| Price | £650,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Last sold | £650,000 Aug 2019 |

## Description

Arranged over four levels is this unique three bedroom detached luxury home adorned with designer fixtures and fittings and positioned close to excellent transport links. The property boasts a 26 ft reception room, off street parking and a charming courtyard style garden.

## Property Photos

- ![Photo](/listings/photos/60768090/218699)
- ![Photo](/listings/photos/60768090/218700)
- ![Photo](/listings/photos/60768090/218701)
- ![Photo](/listings/photos/60768090/218702)
- ![Photo](/listings/photos/60768090/218703)
- ![Photo](/listings/photos/60768090/218704)
- ![Photo](/listings/photos/60768090/218705)
- ![Photo](/listings/photos/60768090/218706)
- ![Photo](/listings/photos/60768090/218707)
- ![Photo](/listings/photos/60768090/218708)
- ![Photo](/listings/photos/60768090/218709)
- ![Photo](/listings/photos/60768090/218711)
- ![Photo](/listings/photos/60768090/218712)
- ![Photo](/listings/photos/60768090/218715)
- ![Photo](/listings/photos/60768090/218716)
- ![Photo](/listings/photos/60768090/218718)

## Floorplans

- ![Floorplan 1](/listings/photos/60768090/218720) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/60768090/218722) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13B SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £650,000 | 30/08/2019 | Detached |
| 13B SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £482,500 | 09/12/2013 | Detached |
| 13B SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £110,000 | 15/05/2006 | 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 |
|---------|-------|------|------|
| [Same street] LANDFIELD COURT, 13D FLAT 1 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £200,000 | 03/08/2023 | Flat |
| [Same street] LANDFIELD COURT, 13D FLAT 2 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £300,000 | 03/08/2023 | Flat |
| [Same street] LANDFIELD COURT, 13D FLAT 3 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £250,000 | 03/08/2023 | Flat |
| [Same street] LANDFIELD COURT, 13D FLAT 5 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £300,000 | 03/08/2023 | Flat |
| [Same street] 15 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY | £3,410 | 26/11/2021 | Other |

**Street average:** £210,682 (5 sales)

## Price vs local average

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

- **Local average:** £641,000 (3 Detached, SE25, 2024–2026)
- **Deviation:** +1.4%

## 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

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £195,625
- **Target investor price (1%):** £156,500

*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 Area rent estimate.*

## Capital growth trend

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

- **10y growth:** 35.7%

## House Price Index (HM Land Registry)

*Official index for Croydon; Detached series; as of March 2026.*

- **1y growth (index):** -2.1%
- **5y growth (index):** 1.8%
- **10y growth (index):** 13.3%

## 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

Tenure

FREEHOLD

Floor area

148 m²

Last sold

£650,000 Aug 2019

Local average

£641,000 (+1.4%)

Deprivation

Decile 3 (7,952 of 33,755)

Street crime

568 incidents within 1 mile (Apr 2026)

Key features

Three double bedrooms
3 bathrooms plus W/C
Stylish modern kitchen
Air conditioned master suite
Large roof terrace
Separate office building
1735 sq ft / 161.1 sqm
EPC rating C

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Crystal Palace

The Lomond Group

Reference: 60768090

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

491% since 2006

Event	Date	Price	% change
Sold	30/08/2019 (6 years ago)	£650,000	+34.7%
Sold	09/12/2013 (12 years ago)	£482,500	+338.6%
Sold	15/05/2006 (20 years ago)	£110,000	—

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 LANDFIELD COURT, 13D FLAT 1 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY	£200,000	03/08/2023	Flat
Same street LANDFIELD COURT, 13D FLAT 2 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY	£300,000	03/08/2023	Flat
Same street LANDFIELD COURT, 13D FLAT 3 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY	£250,000	03/08/2023	Flat
Same street LANDFIELD COURT, 13D FLAT 5 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY	£300,000	03/08/2023	Flat
Same street 15 SUFFOLK ROAD, LONDON, CROYDON, GREATER LONDON, SE25 6EY	£3,410	26/11/2021	Other

Street average: £210,682 (5 sales)

Capital growth trend

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

10y growth 35.7%

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

1y (index) -2.1%

5y (index) 1.8%

10y (index) 13.3%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE25 6EY

Nearby

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

Type	Name	Distance
Shop	Tesco Express	0.0 miles
Bus stop	Portland Road	0.0 miles
Bus stop	Stanley Hall	0.1 miles
Shop	Just Computers	0.1 miles
Train station	Norwood Junction	0.2 miles
Train station	Selhurst	0.7 miles
Hospital	Shirley Oaks Hospital	1.5 miles
Hospital	Unknown	1.5 miles
University	City St Georges Tooting	4.7 miles
University	King's College London, Denmark Hill Campus (West)	4.9 miles

Street-level crime

Category	Count
Violence and sexual offences	176
Anti-social behaviour	131
Vehicle crime	50
Criminal damage and arson	36
Other theft	35
Drugs	34
Shoplifting	28
Public order	19
Burglary	17
Theft from the person	13
Robbery	9
Other crime	8
Possession of weapons	8
Bicycle theft	4
Total incidents	568

Within 1 mile during Apr 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
Harris Academy South Norwood	Secondary	0.1 miles	Good — 21 Sep 2022
Harris Aspire Academy	Other	0.1 miles	Outstanding — 17 Dec 2023
Harris Professional Skills Sixth Form	Other	0.1 miles	— (No rating)
St Mark's Church of England Primary Academy	Primary	0.2 miles	Good — 5 Jul 2017
Beckmead College	Other	0.3 miles	Good — 9 Jun 2024

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.24%

Max investor price (0.8%) £195,625

Target investor price (1%) £156,500

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).