Sold STC Flat

FLAT 1

58A, CHURCH ROAD, LONDON, GREATER LONDON SE19 2EZ

1 beds 1 baths 603 sq ft Listed 1 Sep 2025 (-325d)

£325,000

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# 1 bedroom flat for sale (SE19 2EZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 58A, CHURCH ROAD, LONDON, GREATER LONDON SE19 2EZ |
| Price | £325,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: before 1900 |
| Floor area | 56 m² |
| Last sold | £317,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 25/07/2031
- **Current heating cost:** £438/year
- **Est. upgrade cost to C:** £9,400

### Recommendations
- Q (£4,000 - £14,000)
- G (£350 - £450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1615-8349-4002-0223-2006)

## Description

*** Vendors comments *** "From the moment we stepped inside, we knew this flat would be our home. The high ceilings and open layout instantly gave us a sense of space you don’t often find in one-bedroom properties around the Triangle. The clever design has meant we can both comfortably work from home without feeling on top of each other, while still enjoying a separate living room and kitchen.

One of our favourite things has always been the natural light, bright and uplifting during the day and the way the flat stays cosy in the winter yet cool through the summer.

The location really gives the best of both worlds: right on the Triangle, with its brilliant mix of bars, restaurants and independent shops, yet tucked away so the bedroom looks out over peaceful backstreets. The station is less than a ten-minute walk downhill (a real lifesaver when you’re dashing for the train!) with direct links into central London.  With the park just minutes away, there’s always green space close by.

Over the past four years, we’ve loved being part of this welcoming community, friendly neighbours, a creative atmosphere with a unique independent spirit that makes the area so special. The flat has been redecorated throughout and is smoke-free and pet-free, making it fresh and ready for its next chapter.

We’ll genuinely miss everything about living here: the convenience, the people and the lifestyle. We’re only moving because life is taking us further north, otherwise, we would have happily stayed much longer."

## Property Photos

- ![Photo](/listings/photos/166451897/1334343)
- ![Photo](/listings/photos/166451897/1334344)
- ![Photo](/listings/photos/166451897/1334345)
- ![Photo](/listings/photos/166451897/1334346)
- ![Photo](/listings/photos/166451897/1334347)
- ![Photo](/listings/photos/166451897/1334348)
- ![Photo](/listings/photos/166451897/1334349)
- ![Photo](/listings/photos/166451897/1334350)
- ![Photo](/listings/photos/166451897/1334351)

## Floorplans

- ![Floorplan 1](/listings/photos/166451897/1334352) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/166451897/1334353) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 58A FLAT 1 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £317,000 | 27/02/2026 | Flat |
| 58A FLAT 1 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £273,000 | 11/10/2021 | Flat |
| 58A FLAT 1 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £60,000 | 19/05/2000 | 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 |
|---------|-------|------|------|
| 10 FLAT 1 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH | £585,000 | 05/12/2025 | Flat |
| 107 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2PR | £84,000 | 28/11/2025 | Flat |
| 6B ST AUBYNS ROAD, LONDON, CROYDON, GREATER LONDON, SE19 3AD | £332,500 | 26/11/2025 | Flat |
| [Same street] 82B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £517,000 | 20/10/2025 | Flat |
| KENDALL COURT, 8 FLAT 9 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2JJ | £267,500 | 19/09/2025 | Flat |
| 3 FLAT 4 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH | £337,555 | 31/03/2025 | Flat |
| 73 - 75 FLAT C CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £332,000 | 26/03/2025 | Flat |
| TRADE COURT, 69 APARTMENT 10 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £537,000 | 21/03/2025 | Flat |
| TRADE COURT, 69 APARTMENT 9 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £550,000 | 13/02/2025 | Flat |
| [Same street] 82C CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £265,945 | 18/12/2024 | Flat |
| [Same street] 82C CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £265,945 | 18/12/2024 | Flat |
| [Same street] 84 FLAT 4 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £430,000 | 29/11/2023 | Flat |
| TRADE COURT, 69 APARTMENT 2 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £470,000 | 10/11/2023 | Flat |
| 19 FLAT D CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TE | £335,000 | 08/11/2023 | Flat |
| TRADE COURT, 69 APARTMENT 12 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £571,000 | 30/10/2023 | Flat |
| 16 TOP FLOOR FLAT TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH | £480,000 | 13/10/2023 | Flat |
| TRADE COURT, 69 APARTMENT 13 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £570,000 | 25/09/2023 | Flat |
| 109B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2PR | £345,000 | 15/09/2023 | Flat |
| TRADE COURT, 69 APARTMENT 14 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA | £620,000 | 08/08/2023 | Flat |
| 23B ST AUBYNS ROAD, LONDON, CROYDON, GREATER LONDON, SE19 3AA | £347,500 | 26/06/2023 | Flat |
| 15 FLAT 6 LANSDOWNE PLACE, LONDON, CROYDON, GREATER LONDON, SE19 2UA | £338,000 | 20/06/2023 | Flat |
| 10 FLAT 2 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH | £392,000 | 12/05/2023 | Flat |
| [Same street] 84 FLAT 5 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £430,000 | 18/01/2023 | Flat |
| 14 FLAT 1 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH | £380,000 | 21/12/2022 | Flat |
| 55 FLAT 8 WESTOW STREET, LONDON, CROYDON, GREATER LONDON, SE19 3RW | £275,000 | 19/12/2022 | Flat |
| [Same street] 84 FLAT 6 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £410,500 | 17/10/2022 | Flat |
| [Same street] 74A CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £260,000 | 26/08/2022 | Flat |
| [Same street] 78A CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £222,000 | 24/08/2022 | Flat |
| [Same street] 52A CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £700,000 | 26/07/2022 | Flat |
| [Same street] 84 FLAT 7 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £355,000 | 15/07/2022 | Flat |
| [Same street] 84 FLAT 3 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £380,000 | 28/01/2022 | Flat |
| [Same street] 54B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £332,000 | 28/01/2022 | Flat |
| [Same street] 78H CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £240,000 | 01/11/2021 | Flat |

**Street average:** £369,876 (13 sales)
**Area average:** £407,453 (20 sales)

## Price vs local average

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

- **Local average:** £372,121 (77 Flat, SE19, 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 Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £898/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, Anerley Road, SE20 | £1,400/mo | 1 | 0.47 miles | OpenRent |
| Studio Flat, Extra Large Bright Studio, SE20 | £1,400/mo | 1 | 0.52 miles | OpenRent |

**Average rent: £1,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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:** £5,804/m²

## Capital growth trend

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

- **5y growth:** -10.5%
- **10y growth:** 4.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3%
- **5y growth (index):** -6.8%
- **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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9

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Property details

Tenure

LEASEHOLD (91 years remaining on lease)

Floor area

56 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£317,000 Feb 2026

Price per m²

£5,804/m²

Local average

£372,121 (-12.7%)

Deprivation

Decile 4 (12,271 of 33,755)

Street crime

521 incidents within 1 mile (May 2026)

Key features

Prime Crystal Palace Triangle location
Larger than average one bedroom flat
Work from home office space
Close to Crystal Palace park
Easy access of Crystal Palace station
Well maintained and presented

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Central
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

* Vendors comments * "From the moment we stepped inside, we knew this flat would be our home. The high ceilings and open layout instantly gave us a sense of space you don’t often find in one-bedroom properties around the Triangle. The clever design has meant we can both comfortably work from home without feeling on top of each other, while still enjoying a separate living room and kitchen.
One of our favourite things has always been the natural light, bright and uplifting during the day and the way the flat stays cosy in the winter yet cool through the summer.
The location really gives the best of both worlds: right on the Triangle, with its brilliant mix of bars, restaurants and independent shops, yet tucked away so the bedroom looks out over peaceful backstreets. The station is less than a ten-minute walk downhill (a real lifesaver when you’re dashing for the train!) with direct links into central London. With the park just minutes away, there’s always green space close by.
Over the past four years, we’ve loved being part of this welcoming community, friendly neighbours, a creative atmosphere with a unique independent spirit that makes the area so special. The flat has been redecorated throughout and is smoke-free and pet-free, making it fresh and ready for its next chapter.
We’ll genuinely miss everything about living here: the convenience, the people and the lifestyle. We’re only moving because life is taking us further north, otherwise, we would have happily stayed much longer."

Listed by

London

Truuli

Reference: 166451897

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 26/07/2021

Expiry date: 25/07/2031

Current heating cost: £438/year

Potential heating cost: £311/year

Est. upgrade cost to C: £9,400

EPC D 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)
Upgrade heating controls (£350 - £450)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

428% since 2000

Event	Date	Price	% change
Sold	27/02/2026 (4 months ago)	£317,000	+16.1%
Sold	11/10/2021 (4 years ago)	£273,000	+355%
Sold	19/05/2000 (26 years ago)	£60,000	—

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
10 FLAT 1 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH	£585,000	05/12/2025	Flat
107 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2PR	£84,000	28/11/2025	Flat
6B ST AUBYNS ROAD, LONDON, CROYDON, GREATER LONDON, SE19 3AD	£332,500	26/11/2025	Flat
Same street 82B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£517,000	20/10/2025	Flat
KENDALL COURT, 8 FLAT 9 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2JJ	£267,500	19/09/2025	Flat
3 FLAT 4 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH	£337,555	31/03/2025	Flat
73 - 75 FLAT C CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£332,000	26/03/2025	Flat
TRADE COURT, 69 APARTMENT 10 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£537,000	21/03/2025	Flat
TRADE COURT, 69 APARTMENT 9 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£550,000	13/02/2025	Flat
Same street 82C CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£265,945	18/12/2024	Flat
Same street 82C CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£265,945	18/12/2024	Flat
Same street 84 FLAT 4 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£430,000	29/11/2023	Flat
TRADE COURT, 69 APARTMENT 2 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£470,000	10/11/2023	Flat
19 FLAT D CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TE	£335,000	08/11/2023	Flat
TRADE COURT, 69 APARTMENT 12 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£571,000	30/10/2023	Flat
16 TOP FLOOR FLAT TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH	£480,000	13/10/2023	Flat
TRADE COURT, 69 APARTMENT 13 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£570,000	25/09/2023	Flat
109B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2PR	£345,000	15/09/2023	Flat
TRADE COURT, 69 APARTMENT 14 CHURCH ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2TA	£620,000	08/08/2023	Flat
23B ST AUBYNS ROAD, LONDON, CROYDON, GREATER LONDON, SE19 3AA	£347,500	26/06/2023	Flat
15 FLAT 6 LANSDOWNE PLACE, LONDON, CROYDON, GREATER LONDON, SE19 2UA	£338,000	20/06/2023	Flat
10 FLAT 2 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH	£392,000	12/05/2023	Flat
Same street 84 FLAT 5 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£430,000	18/01/2023	Flat
14 FLAT 1 TUDOR ROAD, LONDON, BROMLEY, GREATER LONDON, SE19 2UH	£380,000	21/12/2022	Flat
55 FLAT 8 WESTOW STREET, LONDON, CROYDON, GREATER LONDON, SE19 3RW	£275,000	19/12/2022	Flat
Same street 84 FLAT 6 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£410,500	17/10/2022	Flat
Same street 74A CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£260,000	26/08/2022	Flat
Same street 78A CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£222,000	24/08/2022	Flat
Same street 52A CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£700,000	26/07/2022	Flat
Same street 84 FLAT 7 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£355,000	15/07/2022	Flat
Same street 84 FLAT 3 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£380,000	28/01/2022	Flat
Same street 54B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£332,000	28/01/2022	Flat
Same street 78H CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ	£240,000	01/11/2021	Flat

Street average: £369,876 (13 sales)

Area average: £407,453 (20 sales)

Capital growth trend

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

5y growth -10.5%

10y growth 4.3%

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

1y (index) -3%

5y (index) -6.8%

10y (index) 2.8%

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 Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SE19 2EZ

Nearby

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

Type	Name	Distance
Shop	The Tanning Palace	0.0 miles
Bus stop	Westow Street	0.1 miles
Bus stop	Westow Park	0.1 miles
Shop	Roots and Cycles	0.1 miles
Train station	Crystal Palace	0.4 miles
Train station	Gipsy Hill	0.5 miles
Hospital	British Home & Hospital for Incurables	1.2 miles
Hospital	Fertility Treatment	2.2 miles
University	Horton Halls Reception	4.4 miles
University	University of Wales Trinity Saint David London Campus	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	149
Anti-social behaviour	137
Shoplifting	50
Vehicle crime	50
Other theft	32
Public order	25
Burglary	22
Drugs	20
Robbery	11
Theft from the person	10
Other crime	8
Bicycle theft	5
Criminal damage and arson	1
Possession of weapons	1
Total incidents	521

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 Primary School	Primary	0.3 miles	Good — 9 Jul 2024
Rockmount Primary School	Primary	0.4 miles	Outstanding — 15 Jun 2015
All Saints CofE Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Harris City Academy Crystal Palace	Secondary	0.5 miles	Outstanding — 10 Nov 2014
Hillcrest	Other	0.5 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, Anerley Road, SE20	£1,400/mo	1	0.47 miles	OpenRent
Studio Flat, Extra Large Bright Studio, SE20	£1,400/mo	1	0.52 miles	OpenRent

Average rent: £1,400/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 5.2%

Cost-to-rent ratio 19.3×

Monthly cashflow £-45/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.6%

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).