Sold STC Terraced

24 LEYCROFT GARDENS

ERITH, GREATER LONDON DA8 2PA

2 beds 1 baths 915 sq ft Listed 17 Feb 2025 (-531d)

£375,000

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# 2 bedroom terraced house for sale (DA8 2PA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 24 LEYCROFT GARDENS, ERITH, GREATER LONDON DA8 2PA |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 85 m² |
| Last sold | £365,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/01/2035
- **Current heating cost:** £763/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0390-2474-4490-2305-2511)

## Description

The ground floor features a welcoming living area with stylish décor, creating a warm and inviting atmosphere. The well-appointed kitchen is designed with both aesthetics and functionality in mind, offering ample storage and high-quality fittings. Upstairs, two generously sized bedrooms provide comfortable accommodation, while the contemporary family bathroom adds a touch of luxury.

A standout feature of this home is the large loft room, offering versatile additional space that can be used as a home office, playroom, or guest room. The property also benefits from a garage and private driveway, ensuring convenience and ample storage.

## Property Photos

- ![CAM03418G0-PR0183-STILL011](/listings/photos/158338844/1508355) - CAM03418G0-PR0183-STILL011
- ![CAM03418G0-PR0183-STILL012](/listings/photos/158338844/1508356) - CAM03418G0-PR0183-STILL012
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- ![CAM03418G0-PR0183-STILL008](/listings/photos/158338844/1508360) - CAM03418G0-PR0183-STILL008
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- ![CAM03418G0-PR0183-STILL002](/listings/photos/158338844/1508362) - CAM03418G0-PR0183-STILL002
- ![CAM03418G0-PR0183-STILL003](/listings/photos/158338844/1508363) - CAM03418G0-PR0183-STILL003
- ![CAM03418G0-PR0183-STILL001](/listings/photos/158338844/1508364) - CAM03418G0-PR0183-STILL001
- ![CAM03418G0-PR0183-STILL004](/listings/photos/158338844/1508365) - CAM03418G0-PR0183-STILL004
- ![CAM03418G0-PR0183-STILL006](/listings/photos/158338844/1508366) - CAM03418G0-PR0183-STILL006
- ![CAM03418G0-PR0183-STILL007](/listings/photos/158338844/1508367) - CAM03418G0-PR0183-STILL007

## Floorplans

- ![CAM03418G0-PR0183-BUILD01](/listings/photos/158338844/1508368) - CAM03418G0-PR0183-BUILD01

## EPC Graphs

- ![EPC 1](/listings/photos/158338844/1508369) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #899036
- **Address:** 24 Leycroft Gardens, Erith, DA8 2PA
- **Certificate Issued:** 08/08/2003
- **Work Completed:** 06/07/2003
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA | £365,000 | 16/12/2025 | Terraced |
| 24 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA | £295,000 | 04/12/2020 | Terraced |
| 24 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA | £220,000 | 21/11/2014 | 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] 62 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA | £391,000 | 18/12/2023 | Terraced |
| [Same street] 19 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA | £294,000 | 15/12/2023 | Terraced |
| 47 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN | £167,000 | 30/11/2023 | Terraced |
| 17 OAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NL | £367,500 | 11/10/2023 | Terraced |
| 13 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN | £323,000 | 10/08/2023 | Terraced |
| 59 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN | £325,000 | 09/08/2023 | Terraced |
| 50 ALDERNEY ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2JD | £415,000 | 15/06/2023 | Terraced |
| 274 SLADE GREEN ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2JN | £412,500 | 08/06/2023 | Terraced |
| 7 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2LT | £410,000 | 25/05/2023 | Terraced |
| 235 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NB | £327,000 | 29/03/2023 | Terraced |
| 10 MOAT LANE, ERITH, BEXLEY, GREATER LONDON, DA8 2NQ | £272,000 | 16/01/2023 | Terraced |
| 12 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NW | £299,000 | 16/12/2022 | Terraced |
| 6 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NW | £360,000 | 01/11/2022 | Terraced |
| [Same street] 38 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA | £360,000 | 14/10/2022 | Terraced |
| 191 BRIDGE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2HS | £395,000 | 19/08/2022 | Terraced |
| 257 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NB | £320,000 | 27/07/2022 | Terraced |
| 92 HAZEL DRIVE, ERITH, BEXLEY, GREATER LONDON, DA8 2LZ | £375,000 | 15/07/2022 | Terraced |
| 166 SLADE GREEN ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2JE | £340,000 | 20/06/2022 | Terraced |
| 36 MOAT LANE, ERITH, BEXLEY, GREATER LONDON, DA8 2NQ | £400,000 | 10/06/2022 | Terraced |
| 35 CEDAR ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NR | £339,000 | 17/02/2022 | Terraced |
| 9 OAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NL | £337,500 | 04/02/2022 | Terraced |
| 241 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NB | £308,000 | 28/01/2022 | Terraced |
| 57 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN | £310,000 | 22/12/2021 | Terraced |

**Street average:** £348,333 (3 sales)
**Area average:** £340,125 (20 sales)

## Price vs local average

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

- **Local average:** £360,667 (33 Terraced, DA8, 2024–2026)
- **Deviation:** +4%

## Rental Range

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

- **Low:** £1,378/mo
- **Realistic:** £1,531/mo
- **Optimistic:** £1,684/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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, Forest Road, DA8 | £1,733/mo | 2 | 0.23 miles | OpenRent |

**Average rent: £1,733/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £216,625
- **Target investor price (1%):** £173,300

*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 £1,733/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £58/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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:** £4,412/m²

## Capital growth trend

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

- **5y growth:** 9.7%
- **10y growth:** 16.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 14.7%
- **10y growth (index):** 34.7%

## 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

85 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£365,000 Dec 2025

Price per m²

£4,412/m²

Local average

£360,667 (+4%)

Deprivation

Decile 2 (5,490 of 33,755)

Street crime

209 incidents within 1 mile (May 2026)

Key features

Chain Free
Driveway & Garage
Large Loft Room

Additional details

Parking: Yes
Garden: Yes

Description

This beautifully presented chain-free two-bedroom family home offers a perfect blend of modern comfort and practicality. Finished to a high standard throughout, this home is ideal for families, first-time buyers, or those looking to downsize without compromising on space.
The ground floor features a welcoming living area with stylish décor, creating a warm and inviting atmosphere. The well-appointed kitchen is designed with both aesthetics and functionality in mind, offering ample storage and high-quality fittings. Upstairs, two generously sized bedrooms provide comfortable accommodation, while the contemporary family bathroom adds a touch of luxury.
A standout feature of this home is the large loft room, offering versatile additional space that can be used as a home office, playroom, or guest room. The property also benefits from a garage and private driveway, ensuring convenience and ample storage.

Listed by

Bexleyheath

The Property Franchise Group

Reference: 158338844

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 04/01/2025

Expiry date: 03/01/2035

Current heating cost: £763/year

Potential heating cost: £763/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

CAM03418G0-PR0183-BUILD01

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 #899036

Property Details

Street: 24 Leycroft Gardens

Town: Erith

Postcode: DA8 2PA

Installation Details

Items: 4 windows

Certificate Issued: 08/08/2003

Work Completed: 06/07/2003

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

66% since 2014

Event	Date	Price	% change
Sold	16/12/2025 (7 months ago)	£365,000	+23.7%
Sold	04/12/2020 (5 years ago)	£295,000	+34.1%
Sold	21/11/2014 (11 years ago)	£220,000	—

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 62 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA	£391,000	18/12/2023	Terraced
Same street 19 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA	£294,000	15/12/2023	Terraced
47 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN	£167,000	30/11/2023	Terraced
17 OAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NL	£367,500	11/10/2023	Terraced
13 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN	£323,000	10/08/2023	Terraced
59 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN	£325,000	09/08/2023	Terraced
50 ALDERNEY ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2JD	£415,000	15/06/2023	Terraced
274 SLADE GREEN ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2JN	£412,500	08/06/2023	Terraced
7 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2LT	£410,000	25/05/2023	Terraced
235 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NB	£327,000	29/03/2023	Terraced
10 MOAT LANE, ERITH, BEXLEY, GREATER LONDON, DA8 2NQ	£272,000	16/01/2023	Terraced
12 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NW	£299,000	16/12/2022	Terraced
6 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NW	£360,000	01/11/2022	Terraced
Same street 38 LEYCROFT GARDENS, ERITH, BEXLEY, GREATER LONDON, DA8 2PA	£360,000	14/10/2022	Terraced
191 BRIDGE ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2HS	£395,000	19/08/2022	Terraced
257 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NB	£320,000	27/07/2022	Terraced
92 HAZEL DRIVE, ERITH, BEXLEY, GREATER LONDON, DA8 2LZ	£375,000	15/07/2022	Terraced
166 SLADE GREEN ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2JE	£340,000	20/06/2022	Terraced
36 MOAT LANE, ERITH, BEXLEY, GREATER LONDON, DA8 2NQ	£400,000	10/06/2022	Terraced
35 CEDAR ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NR	£339,000	17/02/2022	Terraced
9 OAK ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NL	£337,500	04/02/2022	Terraced
241 HAZEL ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NB	£308,000	28/01/2022	Terraced
57 ELM ROAD, ERITH, BEXLEY, GREATER LONDON, DA8 2NN	£310,000	22/12/2021	Terraced

Street average: £348,333 (3 sales)

Area average: £340,125 (20 sales)

Capital growth trend

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

5y growth 9.7%

10y growth 16.9%

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

1y (index) 3.3%

5y (index) 14.7%

10y (index) 34.7%

Rental Range

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

Low £1,378/mo

Realistic £1,531/mo

Optimistic £1,684/mo

Based on Local Authority from postcode lookup → Bexley.

LHA (30th percentile) floor for Outer North East London: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DA8 2PA

Nearby

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

Type	Name	Distance
Bus stop	Hazel Road	0.1 miles
Shop	Morrisons Daily	0.2 miles
Train station	Slade Green	0.2 miles
Shop	Budgens	0.3 miles
Train station	Erith	1.2 miles
Hospital	Livingstone Community Hospitals	2.3 miles
University	University of Greenwich	3.7 miles
Hospital	Jasmine Centre	3.8 miles
University	Escape Studios	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	71
Anti-social behaviour	52
Vehicle crime	20
Other theft	17
Burglary	12
Public order	11
Other crime	6
Shoplifting	6
Drugs	5
Robbery	3
Theft from the person	3
Possession of weapons	2
Bicycle theft	1
Total incidents	209

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. Paul's (Slade Green) Church of England Primary School	Primary	0.2 miles	Good — 9 Nov 2023
Haberdashers' Slade Green Primary	Primary	0.3 miles	Good — 24 Apr 2024
Peareswood Primary School	Primary	0.5 miles	Good — 18 Jun 2019
Haberdashers' Crayford Primary	Primary	0.9 miles	Good — 14 May 2024
Fairford Academy Barnehurst	Primary	1.0 miles	Good — 3 Jan 2018

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, Forest Road, DA8	£1,733/mo	2	0.23 miles	OpenRent

Average rent: £1,733/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.7% gross yield avg £352,500 sale, £1,970/mo rent

Rent ratio 0.46%

Max investor price (0.8%) £216,625

Target investor price (1%) £173,300

Gross yield 5.5%

Cost-to-rent ratio 18×

Monthly cashflow £58/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.6%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).