Sold STC Terraced

9 VAUXHALL GARDENS

SOUTH CROYDON, GREATER LONDON CR2 6JR

2 beds 1 baths 72 m² Listed 9 Apr 2024 (-844d)

£390,000

Guide Price

Reduced on 8 May 2024

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 VAUXHALL GARDENS, SOUTH CROYDON, GREATER LONDON CR2 6JR |
| Price | £390,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £275,000 Apr 2014 |

## Description

BRIGHT AND SPACIOUS MODERN STYLE HOME LOCATED IN A QUIET POPULAR CUL DE SAC CLOSE TO AMENITIES.

This terraced home has been well maintained and improved by the current owners and offers generous sized living accommodation briefly consisting entrance hall, living room with dining area and having access to the rear garden, modern style fitted kitchen, two double bedrooms and upstairs shower room. Outside there is a front garden, a lovely secluded rear garden and garage in a nearby block. Other benefits include gas central heating and double glazing.

Located off St Augustine's Avenue being within reach of the comprehensive range of amenities in South Croydon together with bus services along both the Brighton and Selsdon Roads, South Croydon & Purley Oaks mainline stations and a choice of schools, churches, tennis and golf clubs.

## Property Photos

- ![PHOTOGRAPHY](/listings/photos/146628224/1645641) - PHOTOGRAPHY
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## Floorplans

- ![FLOOR-PLAN](/listings/photos/146628224/1645668) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146628224/1645669) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #13215301
- **Address:** 9 Vauxhall Gardens, SOUTH CROYDON, CR2 6JR
- **Certificate Issued:** 05/11/2018
- **Work Completed:** 28/09/2018
- **Items:** 1 window(s)

### FENSA Certificate #15097548
- **Address:** 9 Vauxhall Gardens, SOUTH CROYDON, CR2 6JR
- **Certificate Issued:** 21/03/2022
- **Work Completed:** 03/03/2022
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #17144265
- **Address:** 9 Vauxhall Gardens, SOUTH CROYDON, CR2 6JR
- **Certificate Issued:** 01/02/2026
- **Work Completed:** 19/01/2026
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 VAUXHALL GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JR | £275,000 | 23/04/2014 | Terraced |
| 9 VAUXHALL GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JR | £205,000 | 22/12/2009 | 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 |
|---------|-------|------|------|
| 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:** -8%

## 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:** 0.49% (weak for cashflow)
- **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:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £172/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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:** 9.2%
- **10y growth:** 14.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

72 m²

Council tax band

TBC

Last sold

£275,000 Apr 2014

Local average

£424,104 (-8%)

Deprivation

Decile 3 (9,863 of 33,755)

Street crime

401 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

BRIGHT AND SPACIOUS MODERN STYLE HOME LOCATED IN A QUIET POPULAR CUL DE SAC CLOSE TO AMENITIES.

This terraced home has been well maintained and improved by the current owners and offers generous sized living accommodation briefly consisting entrance hall, living room with dining area and having access to the rear garden, modern style fitted kitchen, two double bedrooms and upstairs shower room. Outside there is a front garden, a lovely secluded rear garden and garage in a nearby block. Other benefits include gas central heating and double glazing.

Located off St Augustine's Avenue being within reach of the comprehensive range of amenities in South Croydon together with bus services along both the Brighton and Selsdon Roads, South Croydon & Purley Oaks mainline stations and a choice of schools, churches, tennis and golf clubs.

Listed by

Croydon

Countrywide UK Sales - Connells

Reference: 146628224

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13215301

Property Details

Street: 9 Vauxhall Gardens

Town: SOUTH CROYDON

Postcode: CR2 6JR

Installation Details

Items: 1 window

Certificate Issued: 05/11/2018

Work Completed: 28/09/2018

This certificate data was retrieved from FENSA's database

FENSA Certificate #15097548 Recent

Property Details

Street: 9 Vauxhall Gardens

Town: SOUTH CROYDON

Postcode: CR2 6JR

Installation Details

Items: 1 window and 1 door

Certificate Issued: 21/03/2022

Work Completed: 03/03/2022

This certificate data was retrieved from FENSA's database

FENSA Certificate #17144265 Recent

Property Details

Street: 9 Vauxhall Gardens

Town: SOUTH CROYDON

Postcode: CR2 6JR

Installation Details

Items: 2 windows

Certificate Issued: 01/02/2026

Work Completed: 19/01/2026

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

34% since 2009

Event	Date	Price	% change
Sold	23/04/2014 (12 years ago)	£275,000	+34.1%
Sold	22/12/2009 (16 years ago)	£205,000	—

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
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)

Capital growth trend

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

5y growth 9.2%

10y growth 14.4%

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

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR2 6JR

Nearby

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

Type	Name	Distance
Bus stop	South Croydon Bus Garage	0.2 miles
Shop	Baris International Food Centre	0.2 miles
Shop	William Hill	0.2 miles
Train station	South Croydon	0.6 miles
Train station	Sanderstead	0.6 miles
Hospital	Patient Advice and Liaison Service (PALS)	2.3 miles
Hospital	Diabetic Department	2.3 miles
University	Horton Halls Reception	6.5 miles
University	University of Wales Trinity Saint David London Campus	8.6 miles

Street-level crime

Category	Count
Anti-social behaviour	98
Violence and sexual offences	95
Vehicle crime	70
Shoplifting	47
Public order	31
Burglary	20
Other theft	19
Drugs	8
Robbery	3
Theft from the person	3
Bicycle theft	2
Criminal damage and arson	2
Possession of weapons	2
Other crime	1
Total incidents	401

Within 1 mile during May 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
St Giles School	Other	0.2 miles	Good — 9 Sep 2013
Whitgift School	Other	0.3 miles	— (No rating)
Purley Oaks Primary School	Primary	0.3 miles	Good — 10 Oct 2019
Regina Coeli Catholic Primary School	Primary	0.3 miles	Good — 5 May 2015
Harris Primary Academy Haling Park	Primary	0.3 miles	Outstanding — 28 Jun 2017

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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £240,625

Target investor price (1%) £192,500

Gross yield 5.9%

Cost-to-rent ratio 16.9×

Monthly cashflow £172/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).