# 3 bedroom flat for sale (CR7 7QA) ## Property Details | Key | Value | |-----|-------| | Address | 38 ELLIOTT ROAD, THORNTON HEATH, GREATER LONDON CR7 7QA | | Price | £325,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Last sold | £178,000 Feb 2015 | ## Description **SUMMARY** Tucked away on a quiet residential street in Thornton Heath, this charming three-bedroom home—offered with full freehold upon completion—provides a great mix of space, style, and practicality. **DESCRIPTION** Arranged over three levels, the layout is designed for modern living, with bright, well-sized rooms and a warm, inviting atmosphere throughout. The first floor features a spacious living and dining area, perfect for relaxing or entertaining guests. The kitchen sits just off the main living space, complete with a handy utility area and bathroom. One of the three bedrooms is also located on this level, making it ideal for guests or as a home office. Upstairs, you’ll find two further bedrooms, both filled with natural light and offering flexible space for family, work, or hobbies. Outside, a private garden provides a peaceful retreat, complete with a shed for extra storage. Whether you're enjoying a morning coffee or hosting a summer barbecue, this outdoor space is a real bonus. Located on Elliott Road, the property is just a short walk from Thornton Heath Station, offering direct links into Central London. Selhurst and Norbury stations are also within easy reach, and there are excellent bus connections nearby. Local shops, schools, and green spaces add to the appeal, making this a fantastic choice for families, first-time buyers, or anyone looking for a well-connected home in a vibrant South London neighbourhood. **Agents Note: **  Agents Note: We have been unable to verify material information that relates to this property. We ask that buyers make their own enquiries and satisfy themselves in regards to any specific requirements before proceeding Lease details are currently being compiled. For further information please contact the branch. Please note additional fees could be incurred for items such as leasehold packs. 1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. 3. The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY. ## Property Photos - ![Photo](/listings/photos/165118691/1291189) - ![Photo](/listings/photos/165118691/1291190) - ![Photo](/listings/photos/165118691/1291191) - ![Photo](/listings/photos/165118691/1291192) - ![Photo](/listings/photos/165118691/1291193) - ![Photo](/listings/photos/165118691/1291194) - ![Photo](/listings/photos/165118691/1291195) - ![Photo](/listings/photos/165118691/1291196) - ![Photo](/listings/photos/165118691/1291197) ## Floorplans - ![Floorplan 1](/listings/photos/165118691/1291198) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/165118691/1291199) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 38 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £178,000 | 18/02/2015 | Flat | | 38 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £145,000 | 28/02/2007 | 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 | |---------|-------|------|------| | 17 QUADRANT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DB | £260,000 | 03/10/2025 | Flat | | 7 BENNINGTON CLOSE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7FG | £82,500 | 11/02/2025 | Flat | | BRAIDWOOD HOUSE, 18 FLAT 6 CHIPSTEAD AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DG | £230,000 | 24/11/2023 | Flat | | 138A - 138B BRIGSTOCK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7JB | £292,500 | 28/09/2023 | Flat | | 138B BRIGSTOCK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7JB | £292,500 | 28/09/2023 | Flat | | 61A QUADRANT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DB | £210,000 | 08/09/2023 | Flat | | [Same street] ELLIOTT HOUSE FLAT 1 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £315,000 | 04/05/2023 | Flat | | 17 QUADRANT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DB | £216,225 | 10/03/2023 | Flat | | 22A - 22B QUADRANT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DA | £265,000 | 15/12/2022 | Flat | | [Same street] ELLIOTT HOUSE FLAT 3 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £257,000 | 30/11/2022 | Flat | | [Same street] ELLIOTT HOUSE FLAT 4 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £316,000 | 31/10/2022 | Flat | | [Same street] 12 FLAT 1 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £320,000 | 14/10/2022 | Flat | | 70B BRIGSTOCK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7JA | £280,000 | 06/10/2022 | Flat | | 53 QUADRANT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DB | £340,000 | 21/09/2022 | Flat | | 144 FLAT 1 BRIGSTOCK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7JB | £180,000 | 05/08/2022 | Flat | | 59A QUADRANT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7DB | £325,500 | 29/07/2022 | Flat | | 59 GROUND FLOOR FLAT BRIGSTOCK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7JH | £239,000 | 21/04/2022 | Flat | | 10 MELFORT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7RL | £336,500 | 04/02/2022 | Flat | | 58A BROOK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7RB | £181,000 | 03/02/2022 | Flat | | 39 FLAT A BROOK ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7RD | £287,000 | 19/11/2021 | Flat | | FLORA COURT, 20 FLAT 9 CHIPSTEAD AVENUE, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7FP | £108,000 | 19/08/2021 | Flat | | [Same street] 46 ELLIOTT ROAD, THORNTON HEATH, CROYDON, GREATER LONDON, CR7 7QA | £445,000 | 18/08/2021 | Semi-detached | **Street average:** £330,600 (5 sales) **Area average:** £242,690 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £258,690 (21 Flat, CR7, 2024–2026) - **Deviation:** +25.6% ## 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 Peterborough (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £808/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 | |------|------|------|------|------| | 3 Bed Maisonette, Chancellor Court, CR7 | £2,300/mo | 3 | 0.23 miles | OpenRent | **Average rent: £2,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.71% (weak for cashflow) - **Max investor price (0.8%):** £287,500 - **Target investor price (1%):** £230,000 *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 £2,300/mo).* - **Gross yield:** 8.5% - **Cost-to-rent:** 11.8× - **Monthly cashflow:** £765/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.7% *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:** 3.9% - **10y growth:** 17.7% ## 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)