# 2 bedroom flat for sale (CR2 7NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 8 CROHAM VALLEY ROAD, SOUTH CROYDON, GREATER LONDON CR2 7NA |
| Price | £425,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £415,000 Dec 2022 |

## Description

Generously proportioned 2 bedroom 2 bathroom ground floor apartment boasting the spacious interiors of a home with the low-maintenance lifestyle of a managed building.

The development is on a wonderful green road moments from the Croham Hurst Golf Club while also near to South Croydon Station that benefits from excellent transport links into central.

## Property Photos

- ![Photo](/listings/photos/127725386/244234)
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## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/127725386/244283) - Floorplan area for info only, not for £/sq. ft valuation

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £415,000 | 21/12/2022 | 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 |
|---------|-------|------|------|
| GREEN VALLEY APARTMENTS, 3 FLAT 1 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £355,000 | 19/12/2025 | Flat |
| [Same street] 8 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £360,000 | 22/08/2023 | Flat |
| [Same street] 8 FLAT 4 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £400,000 | 23/06/2023 | Flat |
| [Same street] 8 FLAT 9 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £435,000 | 09/06/2023 | Flat |
| [Same street] 8 FLAT 6 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £440,000 | 14/04/2023 | Flat |
| [Same street] 8 FLAT 5 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 11/01/2023 | Flat |
| [Same street] 8 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £430,000 | 09/12/2022 | Flat |
| 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JE | £600,000 | 09/12/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 5 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £655,500 | 06/12/2022 | Flat |
| [Same street] 8 FLAT 3 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £475,000 | 23/11/2022 | Flat |
| 3A CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JE | £600,000 | 04/11/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 4 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £375,000 | 04/11/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 3 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £415,000 | 03/11/2022 | Flat |
| GREEN VALLEY APARTMENTS, 3 FLAT 2 BALLARDS FARM ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JB | £410,000 | 03/11/2022 | Flat |
| [Same street] 24 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £800,000 | 12/10/2022 | Semi-detached |
| 4 FLAT 5 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £575,000 | 28/06/2022 | Flat |
| 4 FLAT 7 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £450,000 | 28/06/2022 | Flat |
| 4 FLAT 6 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £450,000 | 28/06/2022 | Flat |
| 4 FLAT 2 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £445,000 | 28/06/2022 | Flat |
| 4 FLAT 8 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £500,000 | 28/06/2022 | Flat |
| 4 FLAT 4 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £450,000 | 28/06/2022 | Flat |
| 4 FLAT 1 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £550,000 | 28/06/2022 | Flat |
| 4 FLAT 3 BALLARDS RISE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7JT | £350,000 | 27/06/2022 | Flat |
| [Same street] 28 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £930,000 | 31/03/2022 | Detached |
| 10 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FG | £448,000 | 07/01/2022 | Flat |
| BANBRIDGE POINT, 6 FLAT 2 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FJ | £490,000 | 10/12/2021 | Flat |
| 10 FLAT 7 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FG | £355,000 | 19/11/2021 | Flat |
| [Same street] 26 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7NA | £955,000 | 03/11/2021 | Detached |
| 10 FLAT 8 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FG | £380,000 | 02/11/2021 | Flat |
| BANBRIDGE POINT, 6 FLAT 1 CROHAM VALLEY ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 7FJ | £440,000 | 22/10/2021 | Flat |

**Street average:** £565,500 (10 sales)
**Area average:** £464,675 (20 sales)

## Price vs local average

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

- **Local average:** £240,482 (58 Flat, CR2, 2024–2026)
- **Deviation:** +76.7%

## 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):** £972/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 |
|------|------|------|------|------|
| 2 Bed Flat, Muggeridge Close, CR2 | £1,700/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Croham Road, CR2 | £1,600/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Selsdon Road, CR2 | £3,050/mo | 2 | 0.94 miles | OpenRent |

**Average rent: £2,117/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.8×
- **Monthly cashflow:** £-169/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.6%

*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).*

## Capital growth trend

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

- **5y growth:** -23.1%
- **10y growth:** -4.7%

## 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)