For sale Flat

Flat 6

HILLWOOD COURT, 36F, BEULAH ROAD, THORNTON HEATH, GREATER LONDON CR7 8FZ

2 beds 1 baths Listed 3 Sep 2025 (-322d)

£300,000

Offers in Excess of

Save

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

/ 13

Property details

Tenure

LEASEHOLD (252 years remaining on lease)

Council tax band

C

Last sold

£295,000 May 2022

Local average

£258,690 (+16%)

Deprivation

Decile 2 (5,819 of 33,755)

Street crime

743 incidents within 1 mile (May 2026)

Key features

  • Gated development
  • Modern built flat
  • Easy access of Crystal Palace triangle
  • Well - presented throughout
  • Two double bedrooms
  • No ground rent & £200.00 p/m service charge
  • Allocated parking space
  • 252 year lease

Additional details

Electricity
Mains supply
Water
Mains supply
Heating
Electric
Parking
Yes
Garden
Yes
Listed property
No
Restrictions
No
Required access
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

* Vendors comments * "When I first moved in to what was my first new home, I was reminded why I bought it and how I was first drawn to how much natural light that it gets, with having large windows and a dual aspect living space, with the rare bonus of having secure allocated parking. The balcony quickly became one of my favourite spots to relax in, as it catches the sun all day, has views of mature trees and feels like a private escape especially after a long busy day at work.
I have always loved this flat as it is part of a small community which is set back from the road, yet close to everything, and from the very beginning, it just felt like home.
I didn’t realise before I moved in, but Beulah Road has an amazing 'villagey' feel to it. Within around 200 yards, I’ve got a brilliant barber (where I get the 'usual'), a garage, pharmacy, dry cleaners, post office, GP surgery, convenience store, and lovely Anne’s sandwich shop. I’ve loved feeling part of a local community, and it isn’t something I thought I’d find in London. Just few minutes walk away, there Tesco supermarket, along with Thornton Heath High street which has everything else I need including a leisure centre, local restaurants and a Costa which I go to often.
It is so convenient being so close to Norwood Lakes and Crystal Palace triangle, with all the restaurants and bars, plus my favourite Everyman cinema in an old converted theatre, and a huge bonus that I am so close to the Crystal Palace park, where I often go and do a park run on a Saturday and then enjoy the farmer's market on Sunday. Since I moved here they have also renovated the old stage by the lake and have held big summer gigs there with people like The Streets and Max Richter and good to know if you love fitness and sport, that Crystal Palace Park also has the sports centre with paddle & beach volleyball. Of course, if you want to go the other direction, Balham and Clapham are only a few minutes away from the Thornton Heath station which is zone 4, and of course, connections to Gatwick, Victoria, London Bridge and King's Cross have been so helpful as I travel a lot.
Thornton Heath has definitely become a really popular and affordable place to live, and I am honestly only selling due to wanting to be closer to family otherwise I could happily stay here as it's such an easy place to be, especially with not having to pay ground rent and such a low service charge only ever increasing £10 each year I've been here - it's been great, affordable and I have been so content here - I'm sure the next owners will be too.

Listed by

Croydon

Truuli

Reference: 166527143

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address Current Potential Floor area Age band Type
Flat 7, Hillwood Court 36f, Beulah Road, THORNTON HEATH 76 84 61 m² England and Wales: 2012 onwards Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

Price history

Event Date Price % change
Listed for sale £300,000 +1.7%
Sold 20/05/2022 (4 years ago) £295,000

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
27 NORWICH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NA £195,000 13/01/2025 Flat
26A ST PAULS ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NB £115,000 21/12/2023 Flat
SAMMI COURT, 4 FLAT 20 PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LU £150,000 27/10/2023 Flat
5 FLAT 5 NORBURY AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8AH £165,000 25/08/2023 Flat
SUNDERLAND COURT, 2A 5 NORBURY AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8AA £220,000 31/03/2023 Flat
THORNTON LODGE FLAT 8 PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LU £286,000 15/03/2023 Flat
13A BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8JH £263,000 24/02/2023 Flat
11 FLAT 2 BULGANAK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8JA £177,000 22/12/2022 Flat
47A PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LY £225,030 22/12/2022 Flat
2 FLAT 1B NORBURY AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8AA £240,000 13/12/2022 Flat
53A BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8JH £315,000 18/11/2022 Flat
66A PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LW £215,000 14/10/2022 Flat
66B PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LW £277,000 11/10/2022 Flat
10C FERNHAM ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8JD £200,000 14/06/2022 Flat
Same street HILLWOOD COURT, 36F FLAT 5 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £285,000 10/06/2022 Flat
SAMMI COURT, 4 FLAT 18 PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LU £210,000 10/06/2022 Flat
Same street 36G BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £500,000 22/04/2022 Detached
BARNES COURT, 75 FLAT 6 PARCHMORE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8LY £255,000 24/02/2022 Flat
Same street HILLWOOD COURT, 36F FLAT 8 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £308,000 18/02/2022 Flat
Same street HILLWOOD COURT, 36F FLAT 1 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £320,000 10/02/2022 Flat
10 MELFORT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7RL £336,500 04/02/2022 Flat
Same street HILLWOOD COURT, 36F FLAT 4 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £325,000 14/01/2022 Flat
Same street HILLWOOD COURT, 36F FLAT 2 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £299,950 23/12/2021 Flat
Same street HILLWOOD COURT, 36F FLAT 3 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £281,000 21/12/2021 Flat
Same street HILLWOOD COURT, 36F FLAT 9 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £309,000 20/12/2021 Flat
Same street HILLWOOD COURT, 36F FLAT 7 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ £325,000 20/12/2021 Flat
45 NORWICH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NA £300,000 16/12/2021 Flat
BLAKELEIGH COURT, 7 FLAT 8 NORBURY AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8AH £205,000 13/12/2021 Flat
39 NORWICH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8NA £310,000 06/12/2021 Flat

Street average: £328,106 (9 sales)

Area average: £232,977 (20 sales)

Capital growth trend

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

5y growth 3.9%
10y growth 17.7%

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 Peterborough: £698/mo (Apr 2025 – Mar 2026)

Location

Address

Fernham Road

Nearby

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

Type Name Distance
Bus stop Parchmore Methodist Church 0.1 miles
Shop Continental Mini Market 0.1 miles
Shop George's Barbers 0.1 miles
Train station Thornton Heath 0.2 miles
Hospital Fertility Treatment 0.8 miles
Hospital Maternity Reception 0.8 miles
Train station Selhurst 0.8 miles
University Horton Halls Reception 4.1 miles
University University of Wales Trinity Saint David London Campus 5.4 miles

Street-level crime

Category Count
Violence and sexual offences 259
Anti-social behaviour 174
Vehicle crime 81
Other theft 45
Public order 44
Drugs 40
Shoplifting 23
Burglary 19
Robbery 18
Theft from the person 18
Other crime 10
Criminal damage and arson 5
Possession of weapons 5
Bicycle theft 2
Total incidents 743

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
Beulah Infants' School Primary 0.2 miles Good — 12 Sep 2017
Beulah Junior School Primary 0.2 miles Requires improvement — 18 Jul 2024
St James the Great RC Primary and Nursery School Primary 0.4 miles Outstanding — 5 Dec 2023
Thornton Heath Nursery School Nursery 0.4 miles Good — 27 Nov 2023
Bensham Manor School Other 0.4 miles Outstanding — 3 Jul 2024

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

This street 3.7% gross yield avg £324,795 sale, £998/mo rent
Rent ratio 0.52%
Max investor price (0.8%) £196,500
Target investor price (1%) £157,200
  • 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).

Enter House Number

Enter the house number to help us retrieve more accurate pricing history and property data.

Please log in to submit or correct the house number for this listing.

Log in to continue