For sale Flat

FLAT 10

GOODWOOD LODGE, 12, CHURCH PADDOCK COURT, WALLINGTON, GREATER LONDON SM6 7AF

3 beds 2 baths 1,087 sq ft Listed 23 Mar 2026 (-172d)

£350,000

Guide Price

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# 3 bedroom flat for sale (SM6 7AF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 10, GOODWOOD LODGE, 12, CHURCH PADDOCK COURT, WALLINGTON, GREATER LONDON SM6 7AF |
| Price | £350,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 101 m² |
| Last sold | £270,000 Sep 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 15/03/2030
- **Current heating cost:** £415/year

### Recommendations
- E (30)
- I (3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0416-2826-7974-2290-0065)

## Description

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

If buying to rent, please check if Local Authority licensing schemes apply before proceeding. Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![External](/listings/photos/173595995/1264549) - External
- ![Bedroom 1](/listings/photos/173595995/1264550) - Bedroom 1
- ![Kitchen](/listings/photos/173595995/1264551) - Kitchen
- ![Lounge/Diner](/listings/photos/173595995/1264553) - Lounge/Diner
- ![Bedroom 1](/listings/photos/173595995/1264554) - Bedroom 1
- ![En-Suite Shower Room](/listings/photos/173595995/1264555) - En-Suite Shower Room
- ![Bedroom 2](/listings/photos/173595995/1264556) - Bedroom 2
- ![Bedroom 3](/listings/photos/173595995/1264558) - Bedroom 3
- ![Bathroom](/listings/photos/173595995/1264560) - Bathroom
- ![Street View](/listings/photos/173595995/1264562) - Street View

## Floorplans

- ![Third Floor](/listings/photos/173595995/1264563) - Third Floor

## EPC Graphs

- ![EPC graph](/listings/photos/173595995/1264564) - EPC graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GOODWOOD LODGE, 12 FLAT 10 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF | £270,000 | 15/09/2023 | Flat |
| GOODWOOD LODGE, 12 FLAT 10 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF | £166,950 | 01/09/2000 | 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 |
|---------|-------|------|------|
| 23 MELLER CLOSE, CROYDON, SUTTON, GREATER LONDON, CR0 4UB | £275,000 | 05/01/2026 | Flat |
| 211 CROYDON ROAD, WALLINGTON, SUTTON, GREATER LONDON, SM6 7LS | £810,000 | 09/09/2022 | Flat |
| 34 MELLER CLOSE, CROYDON, SUTTON, GREATER LONDON, CR0 4UB | £250,000 | 12/08/2022 | Flat |
| KEMPTON LODGE, 21 FLAT 6 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AQ | £280,000 | 29/07/2022 | Flat |
| HAYDOCK LODGE, 1 FLAT 5 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AE | £290,000 | 14/04/2022 | Flat |
| [Same street] GOODWOOD LODGE, 12 FLAT 6 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF | £285,000 | 30/03/2022 | Flat |
| 28 MELLER CLOSE, CROYDON, SUTTON, GREATER LONDON, CR0 4UB | £265,000 | 14/03/2022 | Flat |
| KEMPTON LODGE, 21 FLAT 3 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AQ | £278,000 | 03/03/2022 | Flat |
| [Same street] GOODWOOD LODGE, 12 FLAT 1 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF | £280,000 | 14/02/2022 | Flat |
| BARONS COURT, 21 FLAT 11 WHELAN WAY, WALLINGTON, SUTTON, GREATER LONDON, SM6 7NF | £232,000 | 28/01/2022 | Flat |
| 25 EVELYN WAY, WALLINGTON, SUTTON, GREATER LONDON, SM6 8ED | £265,000 | 28/01/2022 | Flat |
| [Same street] GOODWOOD LODGE, 12 FLAT 5 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF | £280,000 | 28/10/2021 | Flat |
| BARONS COURT, 21 FLAT 6 WHELAN WAY, WALLINGTON, SUTTON, GREATER LONDON, SM6 7NF | £227,000 | 30/09/2021 | Flat |

**Street average:** £281,667 (3 sales)
**Area average:** £317,200 (10 sales)

## Price vs local average

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

- **Local average:** £293,300 (52 Flat, SM6, 2024–2026)
- **Deviation:** +19.3%

## Rental Range

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

- **Low:** £1,398/mo
- **Realistic:** £1,553/mo
- **Optimistic:** £1,708/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South East Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,366/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 Flat, Stafford Road, CR0 | £2,000/mo | 3 | 0.96 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.6×
- **Monthly cashflow:** £397/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.7%

*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:** £3,465/m²

## Capital growth trend

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

- **5y growth:** -3.3%
- **10y growth:** 9.5%

## House Price Index (HM Land Registry)

*Official index for Sutton; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 2.8%
- **10y growth (index):** 8.5%

## 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)

External Bedroom 1 Kitchen Lounge/Diner Bedroom 1 En-Suite Shower Room Bedroom 2 Bedroom 3 Bathroom Street View

/ 10

Property details

Tenure

LEASEHOLD (99 years remaining on lease)

Floor area

101 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£270,000 Sep 2023

Price per m²

£3,465/m²

Local average

£293,300 (+19.3%)

Deprivation

Decile 5 (15,935 of 33,755)

Street crime

352 incidents within 1 mile (Jul 2026)

Key features

Spacious penthouse apartment
Bedroom 1 has en-suite shower room
Family bathroom
Allocated parking space
Quiet location right next to Beddington Park

Additional details

Parking: Allocated

Description

Viewing advised! This third floor apartment needs to be seen to appreciate the size of the property. Boasting over 1100 square feet - this place is like a tardis! As well as having good-sized bedrooms it offers the versatility of having a bathroom and en-suite shower room. Situated in a tranquil setting overlooking Beddington Park and woodlands, the apartment comes with its own parking space plus there are visitors' bays available.Room sizes:Entrance HallLounge/Diner: 20'1 x 18'5 (6.13m x 5.62m)Kitchen: 10'8 x 6'5 (3.25m x 1.96m)Bedroom 1: 18'9 x 10'7 (5.72m x 3.23m)En-Suite Shower RoomBedroom 2: 11'1 x 7'9 (3.38m x 2.36m)Bedroom 3: 12'3 x 9'4 (3.74m x 2.85m)BathroomAllocated Parking
The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

If buying to rent, please check if Local Authority licensing schemes apply before proceeding. Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

Listed by

Wallington

Arun Estates

Reference: 173595995

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 16/03/2020

Expiry date: 15/03/2030

Current heating cost: £415/year

Potential heating cost: £383/year

Recommendations

Low energy lighting for all fixed outlets (30)
Replace boiler with new condensing boiler (3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~3,685 m² (0.91 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Third Floor

EPC Graphs

EPC graph

Price history

62% since 2000

Event	Date	Price	% change
Listed for sale	—	£350,000	+29.6%
Sold	15/09/2023 (2 years ago)	£270,000	+61.7%
Sold	01/09/2000 (26 years ago)	£166,950	—

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
23 MELLER CLOSE, CROYDON, SUTTON, GREATER LONDON, CR0 4UB	£275,000	05/01/2026	Flat
211 CROYDON ROAD, WALLINGTON, SUTTON, GREATER LONDON, SM6 7LS	£810,000	09/09/2022	Flat
34 MELLER CLOSE, CROYDON, SUTTON, GREATER LONDON, CR0 4UB	£250,000	12/08/2022	Flat
KEMPTON LODGE, 21 FLAT 6 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AQ	£280,000	29/07/2022	Flat
HAYDOCK LODGE, 1 FLAT 5 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AE	£290,000	14/04/2022	Flat
Same street GOODWOOD LODGE, 12 FLAT 6 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF	£285,000	30/03/2022	Flat
28 MELLER CLOSE, CROYDON, SUTTON, GREATER LONDON, CR0 4UB	£265,000	14/03/2022	Flat
KEMPTON LODGE, 21 FLAT 3 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AQ	£278,000	03/03/2022	Flat
Same street GOODWOOD LODGE, 12 FLAT 1 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF	£280,000	14/02/2022	Flat
BARONS COURT, 21 FLAT 11 WHELAN WAY, WALLINGTON, SUTTON, GREATER LONDON, SM6 7NF	£232,000	28/01/2022	Flat
25 EVELYN WAY, WALLINGTON, SUTTON, GREATER LONDON, SM6 8ED	£265,000	28/01/2022	Flat
Same street GOODWOOD LODGE, 12 FLAT 5 CHURCH PADDOCK COURT, WALLINGTON, SUTTON, GREATER LONDON, SM6 7AF	£280,000	28/10/2021	Flat
BARONS COURT, 21 FLAT 6 WHELAN WAY, WALLINGTON, SUTTON, GREATER LONDON, SM6 7NF	£227,000	30/09/2021	Flat

Street average: £281,667 (3 sales)

Area average: £317,200 (10 sales)

Capital growth trend

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

5y growth -3.3%

10y growth 9.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Sutton. Series: Flats and maisonettes. As of June 2026.

1y (index) -0.9%

5y (index) 2.8%

10y (index) 8.5%

Rental Range

Estimated market rent for Sutton. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,398/mo

Realistic £1,553/mo

Optimistic £1,708/mo

Based on Local Authority from postcode lookup → Sutton.

LHA (30th percentile) floor for South East Herts: £1,366/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SM6 7AF

Address

Church Paddock Court

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Church Road	0.2 miles
Bus stop	Guy Road	0.2 miles
Shop	SK Beddington News	0.3 miles
Shop	Living Waters	0.3 miles
Train station	Hackbridge	0.9 miles
Train station	Waddon	0.9 miles
Hospital	Croydon Heart Centre	1.6 miles
Hospital	Main Reception	1.7 miles
University	Horton Halls Reception	4.8 miles
University	University for the Creative Arts, Epsom Campus	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	102
Anti-social behaviour	88
Shoplifting	45
Other theft	31
Public order	25
Vehicle crime	23
Burglary	11
Robbery	9
Drugs	8
Other crime	4
Theft from the person	3
Bicycle theft	2
Possession of weapons	1
Total incidents	352

Within 1 mile during Jul 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
Carew Academy	Other	0.1 miles	Outstanding — 16 Feb 2020
Sherwood Park School	Other	0.1 miles	Good — 18 Nov 2013
Beddington Park Academy	Primary	0.2 miles	Outstanding — 19 Nov 2023
Beddington Infants' School	Primary	0.4 miles	Good — 26 Sep 2023
The Link School	Other	0.4 miles	Outstanding — 27 Jun 2014

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 Flat, Stafford Road, CR0	£2,000/mo	3	0.96 miles	OpenRent

Average rent: £2,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 6.9%

Cost-to-rent ratio 14.6×

Monthly cashflow £397/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.7%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).