# 2 bedroom terraced house for sale (CR2 6JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 VAUXHALL GARDENS, SOUTH CROYDON, GREATER LONDON CR2 6JR |
| Price | £239,950 |
| Bedrooms | 2 |
| Last sold | £212,739 Jan 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/10/2030
- **Est. upgrade cost to C:** £15,550

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- E (£50)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9180-2969-7000-2020-6255)

## Description

A extended two/three bedroom end of terrace house with garage en bloc, off street parking, conservatory and garden.  Features include gas central heating and double glazing.  The property has access to South Croydon railway station.

## Property Photos

- ![Photo](/listings/photos/2644505/1645599)
- ![Photo](/listings/photos/2644505/1645600)
- ![Photo](/listings/photos/2644505/1645604)
- ![Photo](/listings/photos/2644505/1645606)
- ![Photo](/listings/photos/2644505/1645608)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 VAUXHALL GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JR | £212,739 | 20/01/2021 | Semi-detached |
| 1 VAUXHALL GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JR | £247,500 | 07/04/2009 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JE | £515,000 | 19/12/2025 | Terraced |
| 2B AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA | £752,000 | 23/11/2023 | Terraced |
| 2B AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA | £700,000 | 31/08/2023 | Terraced |
| 2A AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA | £710,000 | 10/12/2021 | Terraced |
| 5 NICOLA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6NA | £400,000 | 29/09/2021 | Terraced |

**Area average:** £615,400 (5 sales)

## Price vs local average

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

- **Local average:** £424,104 (31 Terraced, CR2, 2024–2026)
- **Deviation:** -43.4%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £972/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 |
|------|------|------|------|------|
| 2 Bed Maisonette, Warham Road, CR2 | £2,150/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, St Peters Road, CR0 | £1,700/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £1,925/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £240,625
- **Target investor price (1%):** £192,500

*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 £1,925/mo).*

- **Gross yield:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £763/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.2%

*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:** £2,285/m²

## Capital growth trend

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

- **5y growth:** 5.6%
- **10y growth:** 13.2%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## 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)