Sold STC Flat

FLAT 16

GEMINI COURT, 852, BRIGHTON ROAD, PURLEY, GREATER LONDON CR8 2FD

2 beds 2 baths 818 sq ft Listed 16 Apr 2025 (-460d)

£325,000

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Property details

Tenure

LEASEHOLD (104 years remaining on lease)

Floor area

76 m²

Council tax band

TBC

EPC rating

B

Year built

England and Wales: 2003-2006

Last sold

£325,000 Aug 2025

Price per m²

£4,276/m²

Local average

£289,714 (+12.2%)

Deprivation

Decile 3 (9,319 of 33,755)

Street crime

183 incidents within 1 mile (May 2026)

Key features

  • TWO BEDROOMS
  • BALCONY
  • PARKING SPACE
  • 105 YEAR LEASE
  • ENSUITE
  • SUPERB CONDITION

Additional details

Parking
Yes

Description

This attractive apartment is located in Gemini Court, a well regarded and central apartment block in the heart of Purley town centre with private off street parking. The property is in superb order and offers the incoming buyer a genuine property that is a short walk from the station and shopping facilities.

Listed by

Purley

Streets Ahead

Reference: 160753343

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 16/04/2025

Expiry date: 15/04/2035

Current heating cost: £223/year

Potential heating cost: £227/year

Est. upgrade cost to C: £2,600

Recommendations

  • Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

Picture No. 20

Picture No. 20

Price history

Event Date Price % change
Sold 01/08/2025 (11 months ago) £325,000 —

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
ASTORIA COURT, 116 FLAT 4 HIGH STREET, PURLEY, CROYDON, GREATER LONDON, CR8 2XT £245,000 09/01/2026 Flat
1 FLAT 5 RUSSELL HILL PLACE, PURLEY, CROYDON, GREATER LONDON, CR8 2LT £220,000 18/12/2025 Flat
136 FLAT 1 HIGH STREET, PURLEY, CROYDON, GREATER LONDON, CR8 2AD £279,500 10/12/2025 Flat
AZALEA COURT, 75 FLAT 37 WHYTECLIFFE ROAD SOUTH, PURLEY, CROYDON, GREATER LONDON, CR8 2AX £110,000 04/07/2025 Flat
Same street GEMINI COURT, 852 FLAT 25 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FD £302,500 23/05/2025 Flat
CYGNUS COURT, 850 FLAT 15 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FB £200,000 07/05/2025 Flat
CARRIAGES APARTMENTS, 840 FLAT 4 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £375,000 12/12/2023 Flat
GRESHAM COURT, 11 FLAT 21 PAMPISFORD ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2UU £149,000 20/10/2023 Flat
PURLEY HEIGHTS, 124 FLAT 1 HIGH STREET, PURLEY, CROYDON, GREATER LONDON, CR8 2AD £240,000 02/10/2023 Flat
BOURNE COURT, 60 16 PAMPISFORD ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2NE £165,000 28/09/2023 Flat
GRESHAM COURT, 11 FLAT 31 PAMPISFORD ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2UU £400,000 28/07/2023 Flat
GRESHAM COURT, 11 FLAT 33 PAMPISFORD ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2UU £230,000 11/07/2023 Flat
CARRIAGES APARTMENTS, 840 FLAT 14 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £234,011 29/06/2023 Flat
CARRIAGES APARTMENTS, 840 FLAT 13 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £246,476 31/03/2023 Flat
CARRIAGES APARTMENTS, 840 FLAT 6 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £268,533 31/03/2023 Flat
CARRIAGES APARTMENTS, 840 FLAT 20 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £278,628 31/03/2023 Flat
PURLEY PARADE 7A WOBURN AVENUE, PURLEY, CROYDON, GREATER LONDON, CR8 2AH £285,000 03/03/2023 Flat
CARRIAGES APARTMENTS, 840 FLAT 14 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £237,333 13/12/2022 Flat
GRESHAM COURT, 11 FLAT 10 PAMPISFORD ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2UU £220,000 28/11/2022 Flat
CARRIAGES APARTMENTS, 840 FLAT 10 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £308,700 28/11/2022 Flat
CARRIAGES APARTMENTS, 840 FLAT 9 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2BH £400,000 25/11/2022 Flat
Same street GEMINI COURT, 852 FLAT 27 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FD £360,000 02/09/2022 Flat
Same street GEMINI COURT, 852 PARKING SPACE 32 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FD £337,500 25/03/2022 Other
Same street GEMINI COURT, 852 FLAT 32 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FD £337,500 25/03/2022 Flat
Same street GEMINI COURT, 852 FLAT 6 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FD £285,000 16/08/2021 Flat

Street average: £324,500 (5 sales)

Area average: £254,609 (20 sales)

Capital growth trend

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

5y growth -17.5%
10y growth -5.9%

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 Outer North London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR8 2FD

Address

Brighton Road

Nearby

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

Type Name Distance
Bus stop Christchurch Road / Purley Hospital 0.0 miles
Bus stop Purley Hospital 0.1 miles
Shop Sainsbury's Local 0.1 miles
Shop Barnardo's 0.1 miles
Train station Purley 0.2 miles
Train station Purley Oaks 0.8 miles
Hospital Croydon Heart Centre 3.3 miles
Hospital Patient Advice and Liaison Service (PALS) 3.3 miles
University University for the Creative Arts, Epsom Campus 6.6 miles
University Horton Halls Reception 7.2 miles

Street-level crime

Category Count
Violence and sexual offences 55
Vehicle crime 36
Anti-social behaviour 33
Burglary 13
Other theft 12
Public order 11
Shoplifting 11
Robbery 5
Drugs 4
Bicycle theft 1
Possession of weapons 1
Theft from the person 1
Total incidents 183

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
Purley Nursery School Nursery 0.1 miles Outstanding — 16 Oct 2013
Christ Church CofE Primary School (Purley) Primary 0.2 miles Good — 31 Jan 2012
Margaret Roper Catholic Primary School Primary 0.4 miles Good — 24 Sep 2023
Thomas More Catholic School Secondary 0.4 miles Good — 3 Jun 2019
St David's School 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
2 Bed Terraced House, Woburn Avenue, CR8 £1,750/mo 2 0.11 miles OpenRent
2 Bed Maisonette, Whytecliffe Road North, CR8 £1,750/mo 2 0.19 miles OpenRent
2 Bed Maisonette, Whytecliffe Road North, CR8 £1,750/mo 2 0.19 miles OpenRent
2 Bed Flat, High Street, CR8 £1,800/mo 2 0.2 miles OpenRent
2 Bed Flat, Brighton Road, CR8 £3,250/mo 2 0.29 miles OpenRent
2 Bed Flat, Kunle Court, CR8 £2,150/mo 2 0.31 miles OpenRent
2 Bed Flat, Brighton Road, CR8 £1,600/mo 2 0.32 miles OpenRent
2 Bed Flat, Plough Lane, CR8 £1,950/mo 2 0.44 miles OpenRent
2 Bed Flat, Lansdowne Road, CR8 £1,730/mo 2 0.47 miles OpenRent
2 Bed Flat, Plough Lane, CR8 £2,100/mo 2 0.48 miles OpenRent
2 Bed Flat, Capella Court, CR8 £1,900/mo 2 0.5 miles OpenRent

Average rent: £1,975/mo (11 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 9.0% gross yield avg £324,583 sale, £2,425/mo rent
Rent ratio 0.55%
Max investor price (0.8%) £225,000
Target investor price (1%) £180,000
Gross yield 6.6%
Cost-to-rent ratio 15×
Monthly cashflow £315/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4%
  • This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
  • 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).