Sold STC Semi-detached

75 HEATHFIELD VALE

SOUTH CROYDON, GREATER LONDON CR2 8AJ

3 beds 1 baths 83 m² Listed 24 Mar 2024 (-805d)

£400,000

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Property photo

Photo 1 Photo 2 Kitchen Photo 4 Photo 5 Photo 6 Kitchen Photo 8

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Property details

Tenure

FREEHOLD

Floor area

83 m²

Council tax band

D

Last sold

£400,000 Jul 2024

Local average

£549,780 (-27.2%)

Deprivation

Decile 2 (4,588 of 33,755)

Street crime

99 incidents within 1 mile (Mar 2026)

Key features

  • Three Bedrooms
  • Two Receptions
  • Shower Room
  • Off Street Parking
  • Close to High Street
  • Close to Littleheath Woods

Additional details

Heating
Electric, Gas central
Parking
Off street
Garden
Private garden
Listed property
No
Restrictions
No
Required access
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

You’re a first time buyer, you don’t want a flat…and want to put your own style on a property..then you better give me a call, as this three bedroom house could be ideal. Sure, it could use a bit of updating but some expensive important aspects have already been improved, namely off street parking and the large garden…ready for summer (trust me its coming!) Updated shower room and separate WC are recent so the fun stuff like kitchens and colour’s are over to you but not urgent. Selsdon High Street is a short walk away, as are Littleheath Woods but if golf is your thing, well locally, your’re spoilt for choice.

Listed by

Covering Sanderstead & South Croydon

Sold Buy Simon

Reference: 146092256

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

Price history

Event Date Price % change
Sold 26/07/2024 (1 year ago) £400,000 —

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
68 SWALLOWDALE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8SJ £242,000 05/12/2025 Semi-detached
43 BRUCE DRIVE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8SL £365,000 05/12/2025 Semi-detached
58 FARNBOROUGH CRESCENT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HA £650,000 10/01/2025 Semi-detached
25 FARNBOROUGH CRESCENT, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HA £550,000 13/12/2023 Semi-detached
39 COPSE VIEW, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HL £415,000 10/11/2023 Semi-detached
6 COPSE VIEW, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HH £512,000 02/10/2023 Semi-detached
28 SHEPHERDS WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HS £375,000 02/10/2023 Semi-detached
72 SUNDALE AVENUE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8RP £405,000 16/08/2023 Semi-detached
11 COPSE VIEW, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HL £390,000 14/07/2023 Semi-detached
141 TEDDER ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8AR £485,000 30/06/2023 Semi-detached
40 SHEPHERDS WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HS £329,500 12/04/2023 Semi-detached
21 AMBLESIDE GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8SE £475,000 06/04/2023 Semi-detached
3 SOUTHVIEWS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8SH £480,000 15/03/2023 Semi-detached
23 WARREN AVENUE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HY £390,000 30/01/2023 Semi-detached
44 WARREN AVENUE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HU £525,000 21/12/2022 Semi-detached
259 ADDINGTON ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8LR £480,000 19/12/2022 Semi-detached
40 SHEPHERDS WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HS £275,000 12/12/2022 Semi-detached
15 WYNCOTE WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8NH £425,000 28/10/2022 Semi-detached
14 SHEPHERDS WAY, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HS £450,000 28/10/2022 Semi-detached
6 WARREN AVENUE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8HU £460,000 12/10/2022 Semi-detached
Same street 65 FLAT 5 HEATHFIELD VALE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 8AJ £240,000 17/01/2022 Flat

Street average: £240,000 (1 sale)

Area average: £433,925 (20 sales)

Capital growth trend

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

5y growth 7.5%
10y growth 53.7%

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

1y (index) -0.6%
5y (index) 3.9%
10y (index) 18%

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: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR2 8AJ

Nearby

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

Type Name Distance
Bus stop Heathfield Vale / Tedder Road 0.1 miles
Bus stop Pixton Way 0.1 miles
Shop Tudor Library 0.5 miles
Shop Zain's Barber 0.5 miles
Train station Sanderstead 1.9 miles
Train station Purley Oaks 2.1 miles
Hospital Diabetic Department 3.8 miles
Hospital Patient Advice and Liaison Service (PALS) 3.8 miles
University Horton Halls Reception 8.2 miles
University University of Wales Trinity Saint David London Campus 9.4 miles

Street-level crime

Category Count
Violence and sexual offences 30
Anti-social behaviour 21
Public order 8
Shoplifting 8
Vehicle crime 7
Drugs 6
Other theft 6
Criminal damage and arson 4
Robbery 4
Other crime 2
Burglary 1
Possession of weapons 1
Theft from the person 1
Total incidents 99

Within 1 mile during Mar 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
The Quest Academy Secondary 0.2 miles Requires improvement — 8 May 2024
Selsdon Primary and Nursery School Primary 0.3 miles Good — 3 Jun 2015
Quest Primary School Primary 0.3 miles Good — 27 Apr 2023
Red Gates School Other 0.4 miles — (Inspected (no overall grade))
Forestdale Primary School Primary 0.5 miles Good — 12 Dec 2012

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, Selsdon Park Road, CR2 £2,300/mo 3 0.04 miles OpenRent
3 Bed Flat, Selsdon Park Road, CR2 £2,300/mo 3 0.05 miles OpenRent

Average rent: £2,300/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.58%
Max investor price (0.8%) £287,500
Target investor price (1%) £230,000
Gross yield 6.9%
Cost-to-rent ratio 14.5×
Monthly cashflow £470/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4.9%
  • 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).