# 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

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.

## Property Photos

- ![CAM03418G0-PR0183-STILL011](/listings/photos/158338844/1508355) - CAM03418G0-PR0183-STILL011
- ![CAM03418G0-PR0183-STILL012](/listings/photos/158338844/1508356) - CAM03418G0-PR0183-STILL012
- ![CAM03418G0-PR0183-STILL013](/listings/photos/158338844/1508357) - CAM03418G0-PR0183-STILL013
- ![CAM03418G0-PR0183-STILL009](/listings/photos/158338844/1508358) - CAM03418G0-PR0183-STILL009
- ![CAM03418G0-PR0183-STILL010](/listings/photos/158338844/1508359) - CAM03418G0-PR0183-STILL010
- ![CAM03418G0-PR0183-STILL008](/listings/photos/158338844/1508360) - CAM03418G0-PR0183-STILL008
- ![CAM03418G0-PR0183-STILL005](/listings/photos/158338844/1508361) - CAM03418G0-PR0183-STILL005
- ![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)