# 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 |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 148 m² |
| Last sold | £650,000 Aug 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 10/05/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £623/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- N (£4,000  -  £6,000)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0809-2889-7653-9197-3481)

## 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 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] 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] 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.*

## Price per Square Metre

- **£/m²:** £4,392/m²

## 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)