Sold STC Maisonette

8 INGATESTONE ROAD

LONDON, GREATER LONDON SE25 4LG

2 beds 1 baths Listed 28 Jun 2025 (-389d)

£375,000

Offers in Excess of

Reduced on 15 Jul 2025

Save

# 2 bedroom maisonette for sale (SE25 4LG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 INGATESTONE ROAD, LONDON, GREATER LONDON SE25 4LG |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £385,000 Jan 2026 |

## Description

Oaks Estate Agents are delighted to welcome to the market, this beautiful, two-bedroom garden maisonette on the desirable cul-de-sac, Ingatestone Road.

This stunning maisonette with a private garden and balcony is perfect for those looking for a modern and comfortable living space.

Ingatestone Road has been lovingly cared for and benefits from 769 sq. ft. and briefly comprises; two double bedrooms, generous living area, brand new fully equipped contemporary kitchen with integrated appliances, stylish bathroom suite and an easy to maintain garden with direct access.

This property further benefits from a private balcony overlooking Ingatestone Road, perfect for lovely summer nights.

Ingatestone Road is close to a diverse selection of amenities on South Norwood High Street. In addition to this, The Crystal Palace Triangle is only a short journey away, boasting a wide array of independent shops, gastro pubs and restaurants.

The Country Park nature reserve is only a short stroll from the property offering a scenic and peaceful place to exercise, wander and relax.

The property is ideal for any commuter requiring access into the City due to its close proximity to Norwood Junction station which offers direct services into London Victoria, London Bridge and Clapham Junction.

We thoroughly recommend contacting us at the earliest opportunity to avoid disappointment.

## Property Photos

- ![Picture No. 04](/listings/photos/163929632/1134872) - Picture No. 04
- ![Picture No. 17](/listings/photos/163929632/1134873) - Picture No. 17
- ![Picture No. 16](/listings/photos/163929632/1134874) - Picture No. 16
- ![Picture No. 09](/listings/photos/163929632/1134875) - Picture No. 09
- ![Picture No. 14](/listings/photos/163929632/1134876) - Picture No. 14
- ![Picture No. 13](/listings/photos/163929632/1134877) - Picture No. 13
- ![Picture No. 08](/listings/photos/163929632/1134878) - Picture No. 08
- ![Picture No. 07](/listings/photos/163929632/1134879) - Picture No. 07
- ![Picture No. 06](/listings/photos/163929632/1134880) - Picture No. 06
- ![Picture No. 03](/listings/photos/163929632/1134881) - Picture No. 03
- ![Picture No. 15](/listings/photos/163929632/1134882) - Picture No. 15

## Floorplans

- ![Floorplan](/listings/photos/163929632/1134883) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/163929632/1134884) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #6545952
- **Address:** 8 Ingatestone Road, South Norwood, SE25 4LG
- **Certificate Issued:** 18/05/2009
- **Work Completed:** 04/02/2009
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £385,000 | 30/01/2026 | Flat |
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £366,500 | 21/07/2017 | Flat |
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £195,000 | 28/03/2013 | Flat |
| 8 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £37,500 | 31/08/1995 | Flat |

## 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] 32 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £330,000 | 15/09/2025 | Flat |
| [Same street] 24 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £390,000 | 24/10/2023 | Flat |
| 116 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PL | £317,000 | 20/10/2023 | Flat |
| 2A OAKLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XQ | £225,000 | 27/09/2023 | Flat |
| [Same street] 34 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £360,000 | 14/08/2023 | Flat |
| [Same street] 47 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £386,000 | 31/03/2023 | Flat |
| [Same street] 9 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £170,000 | 09/01/2023 | Flat |
| 114 FLAT 12 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ | £315,000 | 06/01/2023 | Flat |
| 114 FLAT 8 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ | £330,000 | 16/12/2022 | Flat |
| RIA APARTMENTS, 239 FLAT 2 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB | £310,000 | 17/11/2022 | Flat |
| 156 FLAT 1 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PT | £300,000 | 28/10/2022 | Flat |
| RIA APARTMENTS, 239 FLAT 3 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB | £420,000 | 18/10/2022 | Flat |
| 275 SECOND FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB | £100,000 | 11/10/2022 | Flat |
| [Same street] 36 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £380,000 | 22/09/2022 | Flat |
| 143 - 145 FLAT 15 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX | £315,000 | 20/09/2022 | Flat |
| 143 - 145 FLAT 19 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX | £225,000 | 01/06/2022 | Flat |
| 1 BELFAST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LA | £237,500 | 01/06/2022 | Flat |
| [Same street] 19 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG | £300,000 | 19/04/2022 | Flat |
| 60 FLAT 1 APSLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XT | £315,000 | 18/03/2022 | Flat |
| 163 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY | £190,000 | 03/02/2022 | Flat |
| 143 - 145 FLAT 6 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX | £275,000 | 03/11/2021 | Flat |
| 142B PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PT | £200,000 | 12/10/2021 | Flat |
| 38 UPPER FLAT AT HARRINGTON ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LU | £331,000 | 24/09/2021 | Flat |
| 143 - 145 FLAT 3 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX | £265,000 | 17/09/2021 | Flat |
| 12A HOLLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5QT | £179,000 | 20/08/2021 | Flat |
| 161A PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY | £166,666 | 09/08/2021 | Flat |
| 161C PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY | £166,666 | 09/08/2021 | Flat |

**Street average:** £330,857 (7 sales)
**Area average:** £259,142 (20 sales)

## Price vs local average

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

- **Local average:** £287,422 (46 Flat, SE25, 2024–2026)
- **Deviation:** +30.5%

## Rental Range

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

- **Low:** £1,415/mo
- **Realistic:** £1,572/mo
- **Optimistic:** £1,729/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 Detached House, Portland Road, SE25 | £1,600/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Terraced House, Oakley Road, SE25 | £875/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Portland Road, SE25 | £2,000/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Enmore Road, SE25 | £1,875/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £1,588/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £217,250
- **Target investor price (1%):** £173,800

*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 £1,738/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £62/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** 4.2%
- **10y growth:** 17.4%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3%
- **5y growth (index):** -6.8%
- **10y growth (index):** 2.8%

## 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)

Picture No. 04 Picture No. 17 Picture No. 16 Picture No. 09 Picture No. 14 Picture No. 13 Picture No. 08 Picture No. 07 Picture No. 06 Picture No. 03 Picture No. 15

/ 11

Property details

Tenure

LEASEHOLD

Council tax band

TBC

Last sold

£385,000 Jan 2026

Local average

£287,422 (+30.5%)

Deprivation

Decile 4 (10,406 of 33,755)

Street crime

518 incidents within 1 mile (May 2026)

Key features

Two double bedrooms
769 sq. ft. of living space
Private garden and balcony
Maisonette
Exquisite condition throughout
EPC rating: D

Additional details

Garden: Yes

Description

Oaks Estate Agents are delighted to welcome to the market, this beautiful, two-bedroom garden maisonette on the desirable cul-de-sac, Ingatestone Road.

This stunning maisonette with a private garden and balcony is perfect for those looking for a modern and comfortable living space.

Ingatestone Road has been lovingly cared for and benefits from 769 sq. ft. and briefly comprises; two double bedrooms, generous living area, brand new fully equipped contemporary kitchen with integrated appliances, stylish bathroom suite and an easy to maintain garden with direct access.

This property further benefits from a private balcony overlooking Ingatestone Road, perfect for lovely summer nights.

Ingatestone Road is close to a diverse selection of amenities on South Norwood High Street. In addition to this, The Crystal Palace Triangle is only a short journey away, boasting a wide array of independent shops, gastro pubs and restaurants.
The Country Park nature reserve is only a short stroll from the property offering a scenic and peaceful place to exercise, wander and relax.

The property is ideal for any commuter requiring access into the City due to its close proximity to Norwood Junction station which offers direct services into London Victoria, London Bridge and Clapham Junction.

We thoroughly recommend contacting us at the earliest opportunity to avoid disappointment.

Listed by

South Norwood

Oaks Estate Agent Ltd

Reference: 163929632

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #6545952

Property Details

Street: 8 Ingatestone Road

Town: South Norwood

Postcode: SE25 4LG

Installation Details

Items: 1 window and 1 door

Certificate Issued: 18/05/2009

Work Completed: 04/02/2009

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

927% since 1995

Event	Date	Price	% change
Sold	30/01/2026 (5 months ago)	£385,000	+5%
Sold	21/07/2017 (9 years ago)	£366,500	+87.9%
Sold	28/03/2013 (13 years ago)	£195,000	+420%
Sold	31/08/1995 (30 years ago)	£37,500	—

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 32 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£330,000	15/09/2025	Flat
Same street 24 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£390,000	24/10/2023	Flat
116 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PL	£317,000	20/10/2023	Flat
2A OAKLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XQ	£225,000	27/09/2023	Flat
Same street 34 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£360,000	14/08/2023	Flat
Same street 47 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£386,000	31/03/2023	Flat
Same street 9 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£170,000	09/01/2023	Flat
114 FLAT 12 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ	£315,000	06/01/2023	Flat
114 FLAT 8 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PJ	£330,000	16/12/2022	Flat
RIA APARTMENTS, 239 FLAT 2 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB	£310,000	17/11/2022	Flat
156 FLAT 1 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PT	£300,000	28/10/2022	Flat
RIA APARTMENTS, 239 FLAT 3 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB	£420,000	18/10/2022	Flat
275 SECOND FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XB	£100,000	11/10/2022	Flat
Same street 36 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£380,000	22/09/2022	Flat
143 - 145 FLAT 15 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX	£315,000	20/09/2022	Flat
143 - 145 FLAT 19 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX	£225,000	01/06/2022	Flat
1 BELFAST ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LA	£237,500	01/06/2022	Flat
Same street 19 INGATESTONE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LG	£300,000	19/04/2022	Flat
60 FLAT 1 APSLEY ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4XT	£315,000	18/03/2022	Flat
163 FIRST FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY	£190,000	03/02/2022	Flat
143 - 145 FLAT 6 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX	£275,000	03/11/2021	Flat
142B PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PT	£200,000	12/10/2021	Flat
38 UPPER FLAT AT HARRINGTON ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4LU	£331,000	24/09/2021	Flat
143 - 145 FLAT 3 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UX	£265,000	17/09/2021	Flat
12A HOLLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5QT	£179,000	20/08/2021	Flat
161A PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY	£166,666	09/08/2021	Flat
161C PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY	£166,666	09/08/2021	Flat

Street average: £330,857 (7 sales)

Area average: £259,142 (20 sales)

Capital growth trend

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

5y growth 4.2%

10y growth 17.4%

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

1y (index) -3%

5y (index) -6.8%

10y (index) 2.8%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/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 SE25 4LG

Nearby

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

Type	Name	Distance
Bus stop	Harrington Road	0.1 miles
Shop	Sainsbury's Local	0.1 miles
Shop	Afro Carribean Groceries	0.4 miles
Train station	Norwood Junction	0.4 miles
Train station	Birkbeck	0.7 miles
Hospital	Diabetic Department	1.9 miles
Hospital	Patient Advice and Liaison Service (PALS)	1.9 miles
University	Horton Halls Reception	5.6 miles
University	University of Wales Trinity Saint David London Campus	6.1 miles

Street-level crime

Category	Count
Violence and sexual offences	166
Anti-social behaviour	124
Vehicle crime	56
Other theft	42
Shoplifting	32
Public order	25
Burglary	24
Drugs	16
Robbery	13
Theft from the person	10
Possession of weapons	6
Other crime	3
Criminal damage and arson	1
Total incidents	518

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
Oasis Academy Ryelands	Primary	0.1 miles	Good — 23 May 2017
Oasis Academy Arena	Secondary	0.2 miles	Requires improvement — 17 Dec 2023
Crosfield Nursery School	Nursery	0.2 miles	Good — 2 Mar 2015
South Norwood Primary	Primary	0.3 miles	Good — 8 Mar 2023
St Mark's Church of England Primary Academy	Primary	0.4 miles	Good — 5 Jul 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 Detached House, Portland Road, SE25	£1,600/mo	2	0.09 miles	OpenRent
2 Bed Terraced House, Oakley Road, SE25	£875/mo	2	0.14 miles	OpenRent
2 Bed Flat, Portland Road, SE25	£2,000/mo	2	0.14 miles	OpenRent
2 Bed Flat, Enmore Road, SE25	£1,875/mo	2	0.25 miles	OpenRent

Average rent: £1,588/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £217,250

Target investor price (1%) £173,800

Gross yield 5.6%

Cost-to-rent ratio 18×

Monthly cashflow £62/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.7%

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).