# 2 bedroom flat for sale (CR7 8FZ) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 6, HILLWOOD COURT, 36F, BEULAH ROAD, THORNTON HEATH, GREATER LONDON CR7 8FZ | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £295,000 May 2022 | ## 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. ## Property Photos - ![Photo](/listings/photos/166527143/854534) - ![Photo](/listings/photos/166527143/854535) - ![Photo](/listings/photos/166527143/854536) - ![Photo](/listings/photos/166527143/854537) - ![Photo](/listings/photos/166527143/854538) - ![Photo](/listings/photos/166527143/854539) - ![Photo](/listings/photos/166527143/854540) - ![Photo](/listings/photos/166527143/854541) - ![Photo](/listings/photos/166527143/854542) - ![Photo](/listings/photos/166527143/854543) - ![Photo](/listings/photos/166527143/854544) - ![Photo](/listings/photos/166527143/854546) - ![Photo](/listings/photos/166527143/854548) ## Floorplans - ![Floorplan 1](/listings/photos/166527143/854549) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HILLWOOD COURT, 36F FLAT 6 BEULAH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 8FZ | £295,000 | 20/05/2022 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £258,690 (21 Flat, CR7, 2024–2026) - **Deviation:** +16% ## 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 Peterborough (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £698/mo ## 1% Rule - **Rent ratio:** 0.52% (weak for cashflow) - **Max investor price (0.8%):** £196,500 - **Target investor price (1%):** £157,200 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3.9% - **10y growth:** 17.7% ## 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)