# 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

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.

## Property Photos

- ![Photo](/listings/photos/159012662/861662)
- ![Photo](/listings/photos/159012662/861664)
- ![Photo](/listings/photos/159012662/861665)
- ![Photo](/listings/photos/159012662/861666)
- ![Photo](/listings/photos/159012662/861668)
- ![Photo](/listings/photos/159012662/861672)
- ![Photo](/listings/photos/159012662/861674)
- ![Photo](/listings/photos/159012662/861676)
- ![Photo](/listings/photos/159012662/861679)
- ![Photo](/listings/photos/159012662/861681)
- ![Photo](/listings/photos/159012662/861682)
- ![Photo](/listings/photos/159012662/861685)
- ![Photo](/listings/photos/159012662/861687)
- ![Photo](/listings/photos/159012662/861689)
- ![Photo](/listings/photos/159012662/861691)
- ![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)