# 3 bedroom house for sale (SW16 4TA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 64 NORTON GARDENS, LONDON, GREATER LONDON SW16 4TA |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £475,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/07/2030
- **Current heating cost:** £539/year

### Recommendations
- A (350)
- Q (14,000)
- W1 (1,200)
- E (15)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8470-6123-7800-9643-9202)

## Description

Norton Gardens is a highly desirable residential location. It's central location means you are convienetly located from local amenities, parks and transport. Situated just 0.6 miles from Norbury station which offers excellent links into Central London.

**Tenure:** Freehold 

**Council Tax Band:** E

Information contained within this listing is for guidance only and should be checked and confirmed (prior to proceeding).

## Property Photos

- ![Photo](/listings/photos/160283861/1221775)
- ![Photo](/listings/photos/160283861/1221776)
- ![Photo](/listings/photos/160283861/1221777)
- ![Photo](/listings/photos/160283861/1221778)
- ![Photo](/listings/photos/160283861/1221779)
- ![Photo](/listings/photos/160283861/1221780)
- ![Photo](/listings/photos/160283861/1221781)
- ![Photo](/listings/photos/160283861/1221782)
- ![Photo](/listings/photos/160283861/1221783)
- ![Photo](/listings/photos/160283861/1221784)

## Floorplans

- ![Floorplan 1](/listings/photos/160283861/1221785) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/160283861/1221786) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 64 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA | £475,000 | 13/02/2026 | Terraced |

## 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] 94 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA | £450,000 | 05/12/2025 | Terraced |
| 264 NORTHBOROUGH ROAD, LONDON, CROYDON, GREATER LONDON, SW16 4BA | £387,500 | 17/11/2023 | Other |
| [Same street] 82 NORTON GARDENS, LONDON, CROYDON, GREATER LONDON, SW16 4TA | £400,000 | 16/10/2023 | Terraced |

**Street average:** £425,000 (2 sales)
**Area average:** £387,500 (1 sale)

## Price vs local average

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

- **Local average:** £1,524,643 (14 Other, SW16, 2024–2026)
- **Deviation:** -68.8%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 3 Bed Maisonette, Glencairn Road, SW16 | £2,250/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Terraced House, Hepworth Road, SW16 | £2,999/mo | 3 | 0.49 miles | OpenRent |

**Average rent: £2,625/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £328,125
- **Target investor price (1%):** £262,500

*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 £2,625/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.1×
- **Monthly cashflow:** £467/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.1%

*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).*

## Price per Square Metre

- **£/m²:** £5,278/m²

## Capital growth trend

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

- **5y growth:** 84.4%
- **10y growth:** 465.4%

## House Price Index (HM Land Registry)

*Official index for Croydon; All dwelling types series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 0.7%
- **10y growth (index):** 12.1%

## 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)