# 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 7 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] 54B CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £332,000 | 28/01/2022 | Flat |
| [Same street] 84 FLAT 3 CHURCH ROAD, LONDON, CROYDON, GREATER LONDON, SE19 2EZ | £380,000 | 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)