# 1 bedroom apartment for sale (SE25 4PF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 10, ALDER COURT, 30, PORTLAND ROAD, LONDON, GREATER LONDON SE25 4PF |
| Price | £200,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 51 m² |
| Last sold | £200,000 May 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/11/2030
- **Current heating cost:** £249/year
- **Est. upgrade cost to C:** £225

### Recommendations
- A (£100 - £350)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2744-1202-4202-5360-0204)

## 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.

## Property Photos

- ![Picture No. 06](/listings/photos/155098190/655027) - Picture No. 06
- ![Picture No. 05](/listings/photos/155098190/655029) - Picture No. 05
- ![Picture No. 07](/listings/photos/155098190/655030) - Picture No. 07
- ![Picture No. 03](/listings/photos/155098190/655031) - Picture No. 03
- ![Picture No. 04](/listings/photos/155098190/655032) - Picture No. 04
- ![Picture No. 08](/listings/photos/155098190/655033) - Picture No. 08
- ![Picture No. 09](/listings/photos/155098190/655034) - Picture No. 09
- ![Picture No. 02](/listings/photos/155098190/655035) - Picture No. 02
- ![Picture No. 10](/listings/photos/155098190/655037) - Picture No. 10

## Floorplans

- ![Floorplan](/listings/photos/155098190/655038) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ALDER COURT, 30 FLAT 10 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF | £200,000 | 19/05/2025 | Flat |
| ALDER COURT, 30 FLAT 10 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF | £192,000 | 16/03/2018 | Flat |
| ALDER COURT, 30 FLAT 10 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF | £117,000 | 20/04/2012 | Flat |
| ALDER COURT, 30 FLAT 10 PORTLAND ROAD, LONDON, CROYDON, GREATER LONDON, SE25 4PF | £48,500 | 15/10/1999 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £283,214 (44 Flat, SE25, 2024–2026)
- **Deviation:** -29.4%

## 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 Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.7×
- **Monthly cashflow:** £470/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.7%

*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:** £3,922/m²

## Capital growth trend

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

- **5y growth:** 8.2%
- **10y growth:** 15.1%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.3%
- **5y growth (index):** -8.2%
- **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)