Sold STC Character Property

23 ECCLESBOURNE ROAD

THORNTON HEATH, GREATER LONDON CR7 7BP

3 beds 1 baths 1,087 sq ft Listed 5 Mar 2025 (-514d)

£450,000

Offers in Excess of

Reduced on 14 Apr 2025

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# 3 bedroom character property for sale (CR7 7BP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 ECCLESBOURNE ROAD, THORNTON HEATH, GREATER LONDON CR7 7BP |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 101 m² |
| Last sold | £450,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/08/2035
- **Current heating cost:** £1,365/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6735-9128-6500-0381-4222)

## Description

Well proportioned throughout and including modern fixtures and fittings, comprising through lounge with ample space for the family to relax and dine, the rear also has direct garden access, the kitchen offers plenty of storage and a breakfast bar area, completing the ground floor is a spacious and private rear garden with patio area perfect for alfresco dining.

The first floor continues to impress with, three well proportioned bedrooms, family bathroom with shower fixture and access to a large loft space with potential to extend STOPP.

Other benefits include double glazing, central heating and a good standard of decoration throughout.

## Property Photos

- ![Photo](/listings/photos/159012662/861662)
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- ![Photo](/listings/photos/159012662/861665)
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- ![Photo](/listings/photos/159012662/861694)

## Floorplans

- ![Floorplan 1](/listings/photos/159012662/861695) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/159012662/861696) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3701496
- **Address:** 23 Ecclesbourne Road, THORNTON HEATH, CR7 7BP
- **Certificate Issued:** 02/05/2006
- **Work Completed:** 25/04/2006
- **Items:** 9 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 ECCLESBOURNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7BP | £450,000 | 12/09/2025 | Terraced |
| 23 ECCLESBOURNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7BP | £346,000 | 18/09/2015 | 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 |
|---------|-------|------|------|
| [Same street] 7 ECCLESBOURNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7BP | £800,000 | 22/08/2023 | Other |
| 96 BENSHAM MANOR ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7AU | £15,315 | 11/11/2022 | Other |

**Street average:** £800,000 (1 sale)
**Area average:** £15,315 (1 sale)

## Price vs local average

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

- **Local average:** £4,559,111 (9 Other, CR7, 2024–2026)
- **Deviation:** -90.1%

## 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 Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £808/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 Maisonette, Chancellor Court, CR7 | £2,300/mo | 3 | 0.12 miles | OpenRent |
| 3 Bed Maisonette, Bensham Lane, CR7 | £2,300/mo | 3 | 0.23 miles | OpenRent |
| 3 Bed Maisonette, Bensham Lane, CR7 | £2,300/mo | 3 | 0.23 miles | OpenRent |

**Average rent: £2,300/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.5%

*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:** £4,455/m²

## Capital growth trend

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

- **5y growth:** -47.1%
- **10y growth:** 230.4%

## House Price Index (HM Land Registry)

*Official index for Croydon; All dwelling types series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 0.7%
- **10y growth (index):** 12.1%

## 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

101 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£450,000 Sep 2025

Price per m²

£4,455/m²

Local average

£4,559,111 (-90.1%)

Deprivation

Decile 2 (6,461 of 33,755)

Street crime

913 incidents within 1 mile (May 2026)

Key features

End of terraced house
Three spacious bedrooms
Tatsefully presented
Edwardian house
Private rear garden
Large loft space
Quiet residential road
Sought after residential road, easy access to amenities, top schools and transportation links

Additional details

Garden: Yes

Description

Haart are proud to present to the market this tastefully presented and substantial end of terraced three bedroom house. Situated on a quiet residential road, within easy reach of green spaces and short drives to local beauty spots including South Norwood Lake and Crystal Palace Park.
Well proportioned throughout and including modern fixtures and fittings, comprising through lounge with ample space for the family to relax and dine, the rear also has direct garden access, the kitchen offers plenty of storage and a breakfast bar area, completing the ground floor is a spacious and private rear garden with patio area perfect for alfresco dining.

The first floor continues to impress with, three well proportioned bedrooms, family bathroom with shower fixture and access to a large loft space with potential to extend STOPP.

Other benefits include double glazing, central heating and a good standard of decoration throughout.

Listed by

Thornton Heath

Spicerhaart

Reference: 159012662

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 29/08/2025

Expiry date: 28/08/2035

Current heating cost: £1,365/year

Potential heating cost: £753/year

Est. upgrade cost to C: £25,750

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3701496

Property Details

Street: 23 Ecclesbourne Road

Town: THORNTON HEATH

Postcode: CR7 7BP

Installation Details

Items: 9 windows and 3 doors

Certificate Issued: 02/05/2006

Work Completed: 25/04/2006

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

30% since 2015

Event	Date	Price	% change
Sold	12/09/2025 (10 months ago)	£450,000	+30.1%
Sold	18/09/2015 (10 years ago)	£346,000	—

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 7 ECCLESBOURNE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7BP	£800,000	22/08/2023	Other
96 BENSHAM MANOR ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7AU	£15,315	11/11/2022	Other

Street average: £800,000 (1 sale)

Area average: £15,315 (1 sale)

Capital growth trend

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

5y growth -47.1%

10y growth 230.4%

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

1y (index) -0.3%

5y (index) 0.7%

10y (index) 12.1%

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 Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR7 7BP

Nearby

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

Type	Name	Distance
Shop	Aanjan Off Licence	0.1 miles
Shop	Ibi Communications	0.2 miles
Bus stop	Brook Road	0.2 miles
Train station	Thornton Heath	0.3 miles
Train station	Selhurst	0.5 miles
Hospital	Gynaecology Department	0.5 miles
Hospital	Fertility Treatment	0.6 miles
University	Horton Halls Reception	4.4 miles
University	University of Wales Trinity Saint David London Campus	5.8 miles

Street-level crime

Category	Count
Violence and sexual offences	310
Anti-social behaviour	217
Vehicle crime	103
Other theft	59
Public order	54
Drugs	48
Shoplifting	30
Burglary	26
Robbery	25
Theft from the person	18
Other crime	9
Criminal damage and arson	6
Possession of weapons	5
Bicycle theft	3
Total incidents	913

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
Bensham Manor School	Other	0.1 miles	Outstanding — 3 Jul 2024
Thornton Heath Nursery School	Nursery	0.2 miles	Good — 27 Nov 2023
Ecclesbourne Primary School	Primary	0.3 miles	Good — 2 Jul 2023
Whitehorse Manor Infant School	Primary	0.3 miles	Good — 2 May 2024
Whitehorse Manor Junior School	Primary	0.3 miles	Good — 10 Sep 2012

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 Maisonette, Chancellor Court, CR7	£2,300/mo	3	0.12 miles	OpenRent
3 Bed Maisonette, Bensham Lane, CR7	£2,300/mo	3	0.23 miles	OpenRent
3 Bed Maisonette, Bensham Lane, CR7	£2,300/mo	3	0.23 miles	OpenRent

Average rent: £2,300/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £287,500

Target investor price (1%) £230,000

Gross yield 6.1%

Cost-to-rent ratio 16.3×

Monthly cashflow £273/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.5%

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).

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