# 4 bedroom semi-detached house for sale (CR8 4EA) ## Property Details | Key | Value | |-----|-------| | Address | 56 HARTLEY DOWN, PURLEY, GREATER LONDON CR8 4EA | | Price | £800,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £800,000 Sep 2025 | ## Description Located in the highly sought-after Hartley area of Purley, this fabulous four-bedroom semi-detached home offers spacious and stylish living over two floors, making it an ideal choice for modern family life. Stepping inside, you are welcomed by a bright and airy entrance hall. The rear aspect sitting room enjoys views over the garden and features a sliding door that opens onto the patio, creating a seamless connection between indoor and outdoor living. This space flows effortlessly into the elegant dining room, which benefits from a charming bay window to the front, bathing the room in natural light and making it perfect for both relaxed family meals and entertaining. At the heart of the home is a beautifully designed kitchen and family room, combining practicality with modern style. A central island provides a sociable space for casual dining, while a range of fitted units, a built-in oven and grill, a Neff electric induction hob offers everything needed for culinary creativity. A large window overlooks the garden, filling the space with natural light, a separate utility room and downstairs WC provides additional storage and convenience. The first floor is thoughtfully designed, offering a spacious principal bedroom suite that includes a dressing area and a luxurious en-suite bathroom with both a bath and a separate shower. Three further well-proportioned bedrooms provide flexibility for family members, guests, or a home office, while the modern family bathroom, complete with both a bath and shower, ensures comfort and convenience for all. Outside, the property boasts a large and beautifully maintained rear garden, offering a secluded retreat surrounded by mature hedges. A wooden shed provides useful storage, while the generous patio is perfect for outdoor dining and entertaining. To the front, a spacious paved driveway provides ample parking, and a garage, with electric opener offers further storage or secure parking options. Furthermore, there is an EV charger and water softener providing convenient and useful additional services The property has security features in the form of a video doorbell, alarm system and CCTV to give additional peace of mind, This wonderful family home is a rare find in such a desirable location, offering a perfect blend of space, style, and practicality. With its generous living areas, well-appointed bedrooms, and excellent outdoor space, this is a home that is ready to welcome its next owners. To arrange a viewing or find out more, get in touch today. London Borough of Croydon Council Tax Band G **Please note that Stamp Duty and Land Tax is due to change as of the 31st March 2025, with the nil-rate band reverting to the levels prior to changes made in September 2022. For first-time buyers the nil-rate will only apply to the first £300,000 (rather than £425,000 at present), whilst for buyers selling and buying at the same time, the nil-rate will apply to the first £125,000 (rather than £250,000 at present). The surcharge for purchasing an additional home is already in effect, seeing an increase from 3% to 5% (this is in addition to the standard Stamp Duty already applicable).** **Any purchase which completes after 31st March will be liable for increased Stamp Duty. As a buyer, please ensure that you have budgeted correctly for this, and if you have any issues please raise them with the Progression Team as soon as possible.** ** Example: Purchasing a property for £500,000** **First-time buyer:** **Current Stamp Duty; £3,750** **SD 1st April 2025 onwards: £10,000** **Buying Next Home:** **Current Stamp Duty; £12,500** **SD 1st April 2025 onwards: £15,000** As part of the service we offer, we may recommend ancillary services to you which we believe will help your property transaction. We wish to make you aware that should you decide to proceed we will receive a referral fee. This could be a fee, commission, payment or other reward. We will not refer your details unless you have provided consent for us to do so. You are not under any obligation to provide us with your consent or to use any of these services, but where you do, you should be aware of the following referral fee information. You are also free to choose an alternative provider. Cook Taylor Woodhouse - £200 Taylor Rose -£210 XYZ  Law - £240 EPC Rating: D ## Property Photos - ![Photo](/listings/photos/158348792/647403) - ![Living Room](/listings/photos/158348792/647404) - Living Room - ![Kitchen](/listings/photos/158348792/647408) - Kitchen - ![Photo](/listings/photos/158348792/647409) - ![Living Room](/listings/photos/158348792/647410) - Living Room - ![Dining Room](/listings/photos/158348792/647412) - Dining Room - ![Dining Room](/listings/photos/158348792/647413) - Dining Room - ![Kitchen](/listings/photos/158348792/647414) - Kitchen - ![Entrance Hall](/listings/photos/158348792/647415) - Entrance Hall - ![Bedrooms](/listings/photos/158348792/647416) - Bedrooms - ![Bedrooms](/listings/photos/158348792/647418) - Bedrooms - ![Bedrooms](/listings/photos/158348792/647425) - Bedrooms - ![Bedrooms](/listings/photos/158348792/647428) - Bedrooms - ![Bedrooms](/listings/photos/158348792/647430) - Bedrooms - ![Bathrooms](/listings/photos/158348792/647432) - Bathrooms - ![Bathrooms](/listings/photos/158348792/647434) - Bathrooms - ![Photo](/listings/photos/158348792/647435) - ![Photo](/listings/photos/158348792/647436) - ![Photo](/listings/photos/158348792/647438) - ![Photo](/listings/photos/158348792/647441) ## Floorplans - ![All](/listings/photos/158348792/647445) - All ## EPC Graphs - ![EPC 1](/listings/photos/158348792/647448) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10605406 - **Address:** 56 Hartley Down, PURLEY, CR8 4EA - **Certificate Issued:** 27/10/2014 - **Work Completed:** 29/09/2014 - **Items:** 19 window(s), 3 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 56 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £800,000 | 30/09/2025 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 90 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EB | £635,000 | 04/08/2025 | Semi-detached | | [Same street] 22 FLAT 2 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £475,000 | 08/12/2023 | Flat | | [Same street] 22 FLAT 4 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £355,000 | 13/10/2023 | Flat | | [Same street] 22 FLAT 3 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £425,000 | 26/09/2023 | Flat | | [Same street] 22 FLAT 5 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £375,000 | 17/07/2023 | Flat | | [Same street] 42 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £740,000 | 09/12/2022 | Detached | | [Same street] 58 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £669,000 | 11/05/2022 | Detached | | 219 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 4HF | £550,000 | 08/04/2022 | Semi-detached | | 9 BRIGHTON ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2BF | £525,000 | 04/03/2022 | Semi-detached | | 35 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EF | £555,000 | 15/02/2022 | Semi-detached | | [Same street] 2B HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £674,000 | 15/12/2021 | Semi-detached | | 33 STOATS NEST ROAD, COULSDON, CROYDON, GREATER LONDON, CR5 2JJ | £480,000 | 01/12/2021 | Semi-detached | | [Same street] 22 HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £850,000 | 29/10/2021 | Detached | | [Same street] 2A HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £600,000 | 09/07/2021 | Semi-detached | | [Same street] 2C HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £675,000 | 30/06/2021 | Semi-detached | | [Same street] 2D HARTLEY DOWN, PURLEY, CROYDON, GREATER LONDON, CR8 4EA | £600,000 | 30/06/2021 | Semi-detached | | 2 GEMMELL CLOSE, PURLEY, CROYDON, GREATER LONDON, CR8 4HP | £439,500 | 30/06/2021 | Semi-detached | **Street average:** £585,273 (11 sales) **Area average:** £530,750 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £572,286 (21 Semi-detached, CR8, 2024–2026) - **Deviation:** +39.8% ## Rental Range *ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,409/mo - **Realistic:** £1,565/mo - **Optimistic:** £1,722/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Outer North London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £2,194/mo ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £195,625 - **Target investor price (1%):** £156,500 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -2.5% - **10y growth:** 14.2% ## House Price Index (HM Land Registry) *Official index for Croydon; Semi-detached series; as of March 2026.* - **1y growth (index):** -0.6% - **5y growth (index):** 3.9% - **10y growth (index):** 18% ## 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)