# 2 bedroom apartment for sale (CR8 2FD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 16, GEMINI COURT, 852, BRIGHTON ROAD, PURLEY, GREATER LONDON CR8 2FD |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 76 m² |
| Last sold | £325,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 15/04/2035
- **Current heating cost:** £223/year
- **Est. upgrade cost to C:** £2,600

### Recommendations
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2696-9440-2395-4965)

## 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.

## Property Photos

- ![Picture No. 04](/listings/photos/160753343/1353128) - Picture No. 04
- ![Picture No. 19](/listings/photos/160753343/1353129) - Picture No. 19
- ![Picture No. 03](/listings/photos/160753343/1353130) - Picture No. 03
- ![Picture No. 06](/listings/photos/160753343/1353131) - Picture No. 06
- ![Picture No. 05](/listings/photos/160753343/1353132) - Picture No. 05
- ![Picture No. 07](/listings/photos/160753343/1353133) - Picture No. 07
- ![Picture No. 02](/listings/photos/160753343/1353134) - Picture No. 02
- ![Picture No. 08](/listings/photos/160753343/1353135) - Picture No. 08
- ![Picture No. 09](/listings/photos/160753343/1353136) - Picture No. 09
- ![Picture No. 10](/listings/photos/160753343/1353137) - Picture No. 10
- ![Picture No. 11](/listings/photos/160753343/1353138) - Picture No. 11
- ![Picture No. 12](/listings/photos/160753343/1353139) - Picture No. 12
- ![Picture No. 13](/listings/photos/160753343/1353140) - Picture No. 13
- ![Picture No. 14](/listings/photos/160753343/1353141) - Picture No. 14
- ![Picture No. 17](/listings/photos/160753343/1353142) - Picture No. 17
- ![Google Maps Image](/listings/photos/160753343/1353143) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/160753343/1353144) - Floorplan

## EPC Graphs

- ![Picture No. 20](/listings/photos/160753343/1353145) - Picture No. 20

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GEMINI COURT, 852 FLAT 16 BRIGHTON ROAD, PURLEY, CROYDON, GREATER LONDON, CR8 2FD | £325,000 | 01/08/2025 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £289,714 (35 Flat, CR8, 2024–2026)
- **Deviation:** +12.2%

## 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 Outer North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,396/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 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, 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, Plough Lane, CR8 | £2,100/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £1,817/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £270/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.4%

*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:** £4,276/m²

## Capital growth trend

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

- **5y growth:** -18.1%
- **10y growth:** -5.9%

## 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)