Flat 6
HILLWOOD COURT, 36F, BEULAH ROAD, THORNTON HEATH, GREATER LONDON CR7 8FZ
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
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)
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).
House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Flats and maisonettes. As of April 2026.
Rental Range
Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.
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 — 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).
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