Sold STC Flat

FLAT 10

ALDER COURT, 30, PORTLAND ROAD, LONDON, GREATER LONDON SE25 4PF

1 beds 1 baths 549 sq ft Listed 18 Nov 2024 (-581d)

£200,000

Offers in Excess of

Reduced on 1 Jan 2025

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Property details

Floor area

51 m²

Council tax band

TBC

EPC rating

C

Year built

England and Wales: 1976-1982

Last sold

£200,000 May 2025

Price per m²

£3,922/m²

Local average

£283,214 (-29.4%)

Deprivation

Decile 2 (5,752 of 33,755)

Street crime

520 incidents within 1 mile (Apr 2026)

Key features

  • One double bedroom
  • Newly refurbished apartment
  • Residents parking
  • Long lease
  • Excellent transport links into The City
  • EPC rating: C

Additional details

Parking
Yes

Description

Oaks Estate Agents are delighted to welcome to the market, this beautiful one bedroom, top floor flat located in the heart of South Norwood.

Offered to the market chain free, this property is in excellent condition throughout and comprises; one double bedroom, a separate contemporary fitted kitchen, bright and airy reception room, and a modern bathroom suite. The property also benefits from an impressive 460 sq. ft. of living space, and residents parking.

Alder Court is perfectly suited for commuters, the trains departing from Norwood Junction will seamlessly transport you into The City and beyond, including both London Victoria and a direct connection into London Bridge.

You can travel as far afield as Highbury & Islington via trendy Shoreditch High Street without needing to change services on the London Overground. East Croydon station is only one stop away, meaning you can access pretty much anywhere else in the world in the opposite direction, via the Gatwick Express into Gatwick Airport.

In addition to the excellent transport links, the property is also positioned close to a diverse selection of well-regarded and popular local amenities on both Portland Road and South Norwood High Street.

Local residents can enjoy tasty and refreshing food and drinks served by both independently owned boutiques and popular large franchises including the effervescent Shelverdine Goathouse, The Craft Beer Cabin and Mamma Dough.

The Country Park and Norwood Lakes are a short stroll away, providing an expansive, scenic, and peaceful place to exercise, wander and relax.

Please contact us now as demand is due to be high.

Listed by

South Norwood

Oaks Estate Agent Ltd

Reference: 155098190

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 14/11/2020

Expiry date: 13/11/2030

Current heating cost: £249/year

Potential heating cost: £223/year

Est. upgrade cost to C: £225

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

Price history

312% since 1999

Event Date Price % change
Sold 19/05/2025 (1 year ago) £200,000 +4.2%
Sold 16/03/2018 (8 years ago) £192,000 +64.1%
Sold 20/04/2012 (14 years ago) £117,000 +141.2%
Sold 15/10/1999 (26 years ago) £48,500 —

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
11A PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UF £330,000 05/12/2025 Flat
80C HIGH STREET, LONDON, CROYDON, GREATER LONDON, SE25 6EA £207,500 15/08/2025 Flat
3 BELGRAVE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5AL £140,000 21/12/2023 Flat
71 GROUND FLOOR FLAT PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UN £195,000 12/12/2023 Flat
14C CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5JJ £145,000 29/11/2023 Flat
65 FLAT 3 ALBERT ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4JD £190,000 24/11/2023 Flat
11A CROWTHER ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5QW £280,000 20/06/2023 Flat
45 GROUND FLOOR FLAT ALBERT ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4JD £225,000 26/05/2023 Flat
19A HIGH STREET, LONDON, CROYDON, GREATER LONDON, SE25 6EZ £190,000 17/03/2023 Flat
TOP FLOOR FLAT, 71 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4UN £195,000 17/03/2023 Flat
Same street 14 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF £500,000 15/03/2023 Other
Same street 18 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF £500,000 15/03/2023 Other
Same street 10 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF £500,000 15/03/2023 Other
Same street 12 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF £475,000 15/03/2023 Other
CONAN APARTMENTS, 23 FLAT 15 CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5FP £328,000 01/03/2023 Flat
3A DOYLE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5JN £380,000 20/02/2023 Flat
4B ALBERT ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4BE £425,000 26/01/2023 Flat
CONAN APARTMENTS, 23 FLAT 12 CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5FP £350,000 09/01/2023 Flat
Same street 20 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF £120,000 22/12/2022 Other
28 FLAT 10 DOYLE ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5JN £188,500 06/12/2022 Flat
CONAN APARTMENTS, 23 FLAT 6 CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5FP £365,000 17/11/2022 Flat
CONAN APARTMENTS, 23 FLAT 5 CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5FP £289,950 18/10/2022 Flat
47A ALBERT ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4JD £118,500 12/10/2022 Flat
49A CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5JS £325,000 30/09/2022 Flat
CONAN APARTMENTS, 23 FLAT 9 CLIFFORD ROAD, LONDON, CROYDON, GREATER LONDON, SE25 5FP £340,000 27/09/2022 Flat

Street average: £419,000 (5 sales)

Area average: £260,373 (20 sales)

Capital growth trend

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

5y growth 8.2%
10y growth 16.4%

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

1y (index) -6.3%
5y (index) -8.2%
10y (index) 2.8%

Rental Range

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

Low £1,409/mo
Realistic £1,565/mo
Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE25 4PF

Address

3 Portland Road

Nearby

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

Type Name Distance
Bus stop Portland Road / Norwood Junction Station 0.0 miles
Shop G7 Express 0.0 miles
Bus stop Doyle Road 0.1 miles
Shop Afro Carribean Groceries 0.1 miles
Train station Norwood Junction 0.1 miles
Train station Birkbeck 0.8 miles
Hospital Diabetic Department 1.7 miles
Hospital Gynaecology Department 1.7 miles
University Horton Halls Reception 5.2 miles
University University of Wales Trinity Saint David London Campus 5.9 miles

Street-level crime

Category Count
Violence and sexual offences 161
Anti-social behaviour 124
Vehicle crime 45
Other theft 41
Criminal damage and arson 30
Drugs 26
Public order 23
Shoplifting 20
Burglary 13
Theft from the person 10
Other crime 8
Possession of weapons 8
Robbery 6
Bicycle theft 5
Total incidents 520

Within 1 mile during Apr 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
St Mark's Church of England Primary Academy Primary 0.1 miles Good — 5 Jul 2017
South Norwood Primary Primary 0.2 miles Good — 8 Mar 2023
Harris Academy South Norwood Secondary 0.2 miles Good — 21 Sep 2022
Harris Aspire Academy Other 0.2 miles Outstanding — 17 Dec 2023
Harris Professional Skills Sixth Form Other 0.2 miles — (No rating)

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
1 Bed Flat, Portland Road, SE25 £1,050/mo 1 0.04 miles OpenRent
1 Bed Flat, Albert Road, SE25 £1,450/mo 1 0.11 miles OpenRent
1 Bed Flat, Mansion Court, SE25 £1,250/mo 1 0.12 miles OpenRent
1 Bed Maisonette, Albert Road, SE25 £1,500/mo 1 0.13 miles OpenRent
Studio Flat, Stanger Road, SE25 £1,550/mo 1 0.13 miles OpenRent
1 Bed Flat, Portland Road, SE25 £800/mo 1 0.28 miles OpenRent
1 Bed Flat, Holland Road, SE25 £1,550/mo 1 0.3 miles OpenRent
Studio Flat, Portland Road, SE25 £1,400/mo 1 0.31 miles OpenRent

Average rent: £1,319/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 3.4% gross yield avg £382,500 sale, £1,083/mo rent
Rent ratio 0.71%
Max investor price (0.8%) £178,125
Target investor price (1%) £142,500
Gross yield 8.6%
Cost-to-rent ratio 11.7×
Monthly cashflow £470/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 9.7%
  • This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
  • 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).