# 2 bedroom apartment for sale (CR2 6LA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, KEEPERS COURT, 34, WARHAM ROAD, SOUTH CROYDON, GREATER LONDON CR2 6LA |
| Price | £300,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £295,000 Feb 2026 |

## Description

GUIDE PRICE - £300,000- £315,000

***Vendor's Comments*** "I first found this home in 1999, and from that very moment it has been loved and cherished. Tucked within a secure gated development with its own automatic entrance gate, it has always given me both peace of mind and a wonderful sense of community. Having my own dedicated parking space, plus visitor parking for friends, has been a real bonus over the years.

The view from the windows is something I never grew tired of. Looking out across the well-kept communal garden, there is a feeling of calm that makes you forget how close you are to the heart of South Croydon. Inside, the space has been thoughtfully cared for and recently updated with a brand-new modern kitchen, new energy-efficient heaters and built-in wardrobes in both bedrooms, touches that have made daily living both comfortable and stylish.

One of the reasons I chose this home was how connected it is. South Croydon Station is only a 6-minute walk, which meant I could be at London Victoria, Clapham Junction or London Bridge in no time, with trains stretching as far as Epsom, Caterham and Brighton when I fancied a change of scenery. Even the bus stops are right on the doorstep at Warham Road and Brighton Road (Sugar Loaf), with routes including the 60, 119, 166, 312, 405, 407, 412, 466, 468 and N68 – making it effortless to travel across South London and beyond.

For families, the location has been a blessing too. Being able to walk to several highly regarded schools has made life that little bit easier and it has always added to the sense of convenience the property offers.

Another thing I’ve valued hugely is how straightforward ownership has been. The property comes with a share of freehold, no service charge and just a modest ground rent of £225 every three months, a rare combination that has made it feel like a home designed for long-term security.

After more than two decades of joy, safety and quality living, I feel ready to hand the keys over to someone new. My hope is that the next owner will find the same comfort, practicality and sense of belonging that I have. This is not just a property – it is a home with a story, ready for its next chapter."

## Property Photos

- ![Photo](/listings/photos/166827518/1623408)
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- ![Photo](/listings/photos/166827518/1623410)
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- ![Photo](/listings/photos/166827518/1623412)
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- ![Photo](/listings/photos/166827518/1623417)
- ![Photo](/listings/photos/166827518/1623418)

## Floorplans

- ![Floorplan 1](/listings/photos/166827518/1623419) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/166827518/1623420) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KEEPERS COURT, 34 FLAT 2 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £295,000 | 27/02/2026 | Flat |
| KEEPERS COURT, 34 FLAT 2 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £84,000 | 26/11/1999 | 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 |
|---------|-------|------|------|
| SOVEREIGN COURT, 9 FLAT 7 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LP | £100,000 | 15/12/2025 | Flat |
| SHERWOOD COURT, 4 3 NOTTINGHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LN | £125,000 | 26/11/2025 | Flat |
| SHERWOOD COURT, 4 5 NOTTINGHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LN | £125,000 | 26/11/2025 | Flat |
| SHERWOOD COURT, 4 5 NOTTINGHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LN | £180,000 | 26/11/2025 | Flat |
| 18 FLAT 3 BRAMLEY HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LZ | £260,000 | 24/10/2025 | Flat |
| TRENT COURT, 2 5 NOTTINGHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LN | £226,000 | 19/09/2025 | Flat |
| PARK COURT 4 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LJ | £280,000 | 12/09/2025 | Flat |
| EXO COURT, 78 FLAT 1 HEATHFIELD ROAD, CROYDON, GREATER LONDON, CR0 1EW | £242,376 | 22/05/2025 | Flat |
| [Same street] LINCOLN COURT, 32 FLAT 4 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £200,000 | 20/03/2025 | Flat |
| 4B SELSDON ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6PA | £115,000 | 17/02/2025 | Flat |
| SOVEREIGN COURT, 9 FLAT 5 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LP | £120,000 | 15/12/2023 | Flat |
| 56 FLAT 1 HEATHFIELD ROAD, CROYDON, GREATER LONDON, CR0 1EW | £325,000 | 01/12/2023 | Flat |
| 5 THE MOUNT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LG | £135,000 | 24/11/2023 | Flat |
| MILL COURT, 44 - 46 FLAT 3 BRIGHTON ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6AS | £110,000 | 02/10/2023 | Flat |
| MILL COURT, 44 - 46 FLAT 4 BRIGHTON ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6AS | £137,500 | 22/09/2023 | Flat |
| CHELWOOD COURT, 31 FLAT 7 NOTTINGHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6GA | £315,000 | 21/08/2023 | Flat |
| [Same street] 36B WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £305,000 | 06/07/2023 | Semi-detached |
| [Same street] KEEPERS COURT, 34 FLAT 5 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £245,000 | 30/06/2023 | Flat |
| [Same street] 38C WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £320,000 | 23/06/2023 | Flat |
| [Same street] KEEPERS COURT, 34 FLAT 7 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £225,000 | 23/06/2023 | Flat |
| 19 GROUND FLOOR FLAT BRAMLEY HILL, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LX | £345,000 | 26/05/2023 | Flat |
| MORAY COURT, 31 10 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LJ | £276,000 | 28/04/2023 | Flat |
| 4A ABERDEEN ROAD, CROYDON, GREATER LONDON, CR0 1EQ | £260,000 | 30/03/2023 | Flat |
| FAIRHAVEN COURT 23 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LF | £300,000 | 03/03/2023 | Flat |
| WALTON COURT 8 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LF | £245,000 | 01/03/2023 | Flat |
| [Same street] 28A WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £380,000 | 19/01/2023 | Flat |
| [Same street] SHARON COURT, 14 FLAT 7 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £275,000 | 01/04/2022 | Flat |
| [Same street] KEEPERS COURT, 34 FLAT 4 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £212,500 | 04/03/2022 | Flat |
| [Same street] 8 FLAT 3 WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £255,000 | 30/09/2021 | Flat |
| [Same street] 36A WARHAM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6LA | £295,000 | 22/09/2021 | Flat |

**Street average:** £271,250 (10 sales)
**Area average:** £211,094 (20 sales)

## Price vs local average

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

- **Local average:** £241,984 (62 Flat, CR2, 2024–2026)
- **Deviation:** +24%

## Rental Range

*ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/mo

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £197,375
- **Target investor price (1%):** £157,900

*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:** -9.8%
- **10y growth:** -8.7%

## 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)