Sold STC Terraced

34 FAIRLANDS AVENUE

THORNTON HEATH, GREATER LONDON CR7 6HA

3 beds 1 baths 1,141 sq ft Listed 15 Aug 2023 (-1070d)

£480,000

Guide Price

Save

# 3 bedroom terraced house for sale (CR7 6HA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34 FAIRLANDS AVENUE, THORNTON HEATH, GREATER LONDON CR7 6HA |
| Price | £480,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 106 m² |
| Last sold | £455,000 Dec 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 10/09/2033
- **Current heating cost:** £2,033/year
- **Est. upgrade cost to C:** £22,123

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- C (£15 - £30)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9890-3030-6201-9307-1200)

## Description

Situated in a quiet and ever popular residential road on the sought after Grove Estate which is convenient for most local amenities including Thornton Heath train station, bus routes, local shops, supermarket, Croydon University Hospital and well regarded schools. This 1930's built end of terrace family home benefits from large accommodation throughout including a large entrance hall and landing.  There is plenty of potential for the purchaser to improve this property whilst being able to still live in the house.  Vacant possession.  Highly recommended.

## Property Photos

- ![Photo](/listings/photos/138650381/1218762)
- ![Photo](/listings/photos/138650381/1218763)
- ![Photo](/listings/photos/138650381/1218764)
- ![Photo](/listings/photos/138650381/1218765)
- ![Photo](/listings/photos/138650381/1218766)
- ![Photo](/listings/photos/138650381/1218767)
- ![Photo](/listings/photos/138650381/1218768)
- ![Photo](/listings/photos/138650381/1218769)
- ![Photo](/listings/photos/138650381/1218770)
- ![Photo](/listings/photos/138650381/1218771)

## Floorplans

- ![Floorplan 1](/listings/photos/138650381/1218772) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/138650381/1218773) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HA | £455,000 | 01/12/2023 | Terraced |
| 34 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HA | £130,000 | 08/06/2000 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 94 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW | £453,000 | 19/12/2025 | Terraced |
| 8 WILLETT PLACE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6AA | £334,000 | 18/12/2025 | Terraced |
| 69 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD | £460,000 | 12/06/2023 | Terraced |
| 52 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £476,000 | 19/04/2023 | Terraced |
| 8 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP | £506,250 | 21/12/2022 | Terraced |
| 65 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD | £610,000 | 16/11/2022 | Terraced |
| [Same street] 28 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HA | £380,000 | 28/10/2022 | Terraced |
| 68 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £490,000 | 15/09/2022 | Terraced |
| 54 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL | £470,000 | 26/08/2022 | Terraced |
| 68 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW | £460,000 | 21/06/2022 | Terraced |
| 94 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW | £480,000 | 01/04/2022 | Terraced |
| [Same street] 2 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HA | £425,000 | 28/01/2022 | Terraced |
| 20 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DU | £400,000 | 25/01/2022 | Terraced |
| 9 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP | £252,270 | 22/12/2021 | Terraced |
| 83 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD | £330,000 | 17/12/2021 | Terraced |
| 65 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD | £441,000 | 15/12/2021 | Terraced |
| 5 TRAFFORD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DR | £450,000 | 24/09/2021 | Terraced |
| 78 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW | £440,000 | 23/08/2021 | Terraced |

**Street average:** £402,500 (2 sales)
**Area average:** £440,783 (16 sales)

## Price vs local average

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

- **Local average:** £426,046 (72 Terraced, CR7, 2024–2026)
- **Deviation:** +12.7%

## Rental Range

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

- **Low:** £1,415/mo
- **Realistic:** £1,572/mo
- **Optimistic:** £1,729/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £808/mo

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £196,500
- **Target investor price (1%):** £157,200

*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.*

## Price per Square Metre

- **£/m²:** £4,528/m²

## Capital growth trend

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

- **5y growth:** 1.2%
- **10y growth:** 16.6%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

106 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£455,000 Dec 2023

Price per m²

£4,528/m²

Local average

£426,046 (+12.7%)

Deprivation

Decile 3 (7,213 of 33,755)

Street crime

884 incidents within 1 mile (May 2026)

Key features

Three Large Bedrooms
Two Reception Rooms
Kitchen
Upstairs Bathroom
Front & Rear Gardens
Large Garage To Rear
Double Glazing
Gas Central Heating
Vacant

Additional details

Parking: Yes
Garden: Yes

Description

Situated in a quiet and ever popular residential road on the sought after Grove Estate which is convenient for most local amenities including Thornton Heath train station, bus routes, local shops, supermarket, Croydon University Hospital and well regarded schools. This 1930's built end of terrace family home benefits from large accommodation throughout including a large entrance hall and landing. There is plenty of potential for the purchaser to improve this property whilst being able to still live in the house. Vacant possession. Highly recommended.
!

Listed by

Thornton Heath

Kingsbury Estate Agents

Reference: 138650381

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 11/09/2023

Expiry date: 10/09/2033

Current heating cost: £2,033/year

Potential heating cost: £922/year

Est. upgrade cost to C: £22,123

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

250% since 2000

Event	Date	Price	% change
Sold	01/12/2023 (2 years ago)	£455,000	+250%
Sold	08/06/2000 (26 years ago)	£130,000	—

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
94 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW	£453,000	19/12/2025	Terraced
8 WILLETT PLACE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6AA	£334,000	18/12/2025	Terraced
69 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD	£460,000	12/06/2023	Terraced
52 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£476,000	19/04/2023	Terraced
8 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP	£506,250	21/12/2022	Terraced
65 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD	£610,000	16/11/2022	Terraced
Same street 28 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HA	£380,000	28/10/2022	Terraced
68 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£490,000	15/09/2022	Terraced
54 GROVE ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HL	£470,000	26/08/2022	Terraced
68 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW	£460,000	21/06/2022	Terraced
94 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW	£480,000	01/04/2022	Terraced
Same street 2 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HA	£425,000	28/01/2022	Terraced
20 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DU	£400,000	25/01/2022	Terraced
9 KIRKLEES ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HP	£252,270	22/12/2021	Terraced
83 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD	£330,000	17/12/2021	Terraced
65 FAIRLANDS AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6HD	£441,000	15/12/2021	Terraced
5 TRAFFORD ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DR	£450,000	24/09/2021	Terraced
78 SILVERLEIGH ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 6DW	£440,000	23/08/2021	Terraced

Street average: £402,500 (2 sales)

Area average: £440,783 (16 sales)

Capital growth trend

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

5y growth 1.2%

10y growth 16.6%

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

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

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

Low £1,415/mo

Realistic £1,572/mo

Optimistic £1,729/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR7 6HA

Nearby

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

Type	Name	Distance
Bus stop	Thornton Heath Pond / Fairlands Avenue	0.1 miles
Bus stop	Colliers Water Lane	0.1 miles
Shop	Greggs	0.1 miles
Hospital	Sexual Health Clinic	0.3 miles
Hospital	Maternity Reception	0.3 miles
Shop	Mathu Food & Wine	0.3 miles
Train station	Thornton Heath	0.8 miles
Train station	Norbury	1.2 miles
University	Horton Halls Reception	3.9 miles
University	University of Wales Trinity Saint David London Campus	5.9 miles

Street-level crime

Category	Count
Violence and sexual offences	315
Anti-social behaviour	202
Vehicle crime	105
Public order	56
Other theft	55
Drugs	49
Shoplifting	33
Robbery	27
Burglary	13
Theft from the person	10
Bicycle theft	6
Possession of weapons	5
Criminal damage and arson	4
Other crime	4
Total incidents	884

Within 1 mile during May 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
Paxton Academy Sports And Science	Primary	0.1 miles	Good — 26 Jan 2023
Gonville Academy	Primary	0.3 miles	Good — 17 Jul 2012
Winterbourne Junior Girls' School	Primary	0.4 miles	Good — 15 Sep 2024
Winterbourne Nursery and Infants' School	Primary	0.4 miles	Good — 12 Oct 2023
Winterbourne Boys' Academy	Primary	0.4 miles	Good — 30 Mar 2017

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £196,500

Target investor price (1%) £157,200

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).