# 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 |
| 161C PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UY | £166,666 | 09/08/2021 | Flat |
| 161B 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:** 4.8%
- **10y growth:** 19%

## 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)