Sold Terraced

18 VAUXHALL GARDENS

SOUTH CROYDON, SOUTH CROYDON, GREATER LONDON CR2 6JR

2 beds Listed 16 Mar 2010 (-5983d)

£215,000

Guide Price

Save

# 2 bedroom terraced house for sale (CR2 6JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 VAUXHALL GARDENS, SOUTH CROYDON, SOUTH CROYDON, GREATER LONDON CR2 6JR |
| Price | £215,000 |
| Bedrooms | 2 |
| Last sold | £195,000 May 2004 |

## Description

**SUMMARY**

Well proportioned modern style family home set in a cul-de-sac situated off St Augustin Avenue. Benefits include 2 double bedrooms, upstairs bathroom,  lounge/dining room, gas central heating, garage and rear garden. A prompt internal viewing is strongly urged.

**DESCRIPTION**

Well proportioned modern style family home with upstairs bathroom set in a cul-de-sac situated off St Augustin Avenue. The property benefits include 2 double bedrooms, lounge/dining room, gas central heating, garage in bloc and level rear garden. A prompt internal viewing is strongly urged on this property situated in a very highly sought after location.

**Front Door Opening Into:**

**Entrance Hall**

Stairs to first floor landing, door to lounge.

**Lounge** 16' 7" x 13' 2" ( 5.05m x 4.01m )

Front facing windows, rear double glazed patio doors opening unto conservatory, flame effect gas fire, wood block flooring, radiator, television point, telephone point.

**Kitchen** 7' 5" x 12' 2" ( 2.26m x 3.71m )

Fitted kitchen with extensive range of eye level units, roll tops work surface beneath with insert 1 1/2 bowl single drainer stainless sink with mixer tap and tiled splash back, space and point for gas cooker, vented cookerhood situated over hob, range of drawers and cupboards beneath work surface, space and plumbing for washing machine, space for fridge/freezer, tiled flooring.

**Conservatory** 12' 2" x 10' 6" ( 3.71m x 3.20m )

Patio doors from lounge, doors to rear garden.

**Stairs To First Floor Landing**

**First Floor Landing**

Doors to bedrooms 1,2 and bathroom. Loft.

**Bedroom 1** 16' 7" x 13'  ( 5.05m x 3.96m )

Range of fitted cupboards situated over bed, double glazed front facing window, radiator, telephone point.

**Bedroom 2** 13' 2" x 9' 1" ( 4.01m x 2.77m )

Rear facing double glazed window, radiator.

**Bathroom**

Modern bathroom suite comprising of panel enclosed bath with independent shower over, pedestal wash hand basin, low flush wc, bathroom is tiled.

**Outside**

**Rear Garden**

Patio area, mainly laid to lawn with flower and shrub borders.

**Garage**

En-bloc

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: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/29005040/1645679)
- ![Photo](/listings/photos/29005040/1645681)
- ![Photo](/listings/photos/29005040/1645684)
- ![Photo](/listings/photos/29005040/1645686)
- ![Photo](/listings/photos/29005040/1645689)
- ![Photo](/listings/photos/29005040/1645692)
- ![EPC](/listings/photos/29005040/1645694) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 VAUXHALL GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JR | £195,000 | 14/05/2004 | Terraced |
| 18 VAUXHALL GARDENS, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JR | £180,000 | 13/12/2002 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JE | £515,000 | 19/12/2025 | Terraced |
| 2B AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA | £752,000 | 23/11/2023 | Terraced |
| 2B AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA | £700,000 | 31/08/2023 | Terraced |
| 2A AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA | £710,000 | 10/12/2021 | Terraced |
| 5 NICOLA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6NA | £400,000 | 29/09/2021 | Terraced |

**Area average:** £615,400 (5 sales)

## Price vs local average

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

- **Local average:** £424,104 (31 Terraced, CR2, 2024–2026)
- **Deviation:** -49.3%

## Rental Range

*ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/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 Maisonette, Warham Road, CR2 | £2,150/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, St Peters Road, CR0 | £1,700/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £1,925/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.9% (okay)
- **Max investor price (0.8%):** £240,625
- **Target investor price (1%):** £192,500

*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 £1,925/mo).*

- **Gross yield:** 10.7%
- **Cost-to-rent:** 9.3×
- **Monthly cashflow:** £861/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 16.6%

*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:** 5.6%
- **10y growth:** 13.2%

## House Price Index (HM Land Registry)

*Official index for Croydon; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 5.1%
- **10y growth (index):** 19.7%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 EPC

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Property details

Last sold

£195,000 May 2004

Local average

£424,104 (-49.3%)

Deprivation

Decile 3 (9,863 of 33,755)

Street crime

401 incidents within 1 mile (May 2026)

Key features

GUIDE PRICE £215,000 - £235,000
2 bedrooms
Fitted kitchen
Upstairs bathroom
Garage en bloc

Additional details

Parking: Yes
Garden: Yes

Description

SUMMARY
Well proportioned modern style family home set in a cul-de-sac situated off St Augustin Avenue. Benefits include 2 double bedrooms, upstairs bathroom, lounge/dining room, gas central heating, garage and rear garden. A prompt internal viewing is strongly urged.

DESCRIPTION
Well proportioned modern style family home with upstairs bathroom set in a cul-de-sac situated off St Augustin Avenue. The property benefits include 2 double bedrooms, lounge/dining room, gas central heating, garage in bloc and level rear garden. A prompt internal viewing is strongly urged on this property situated in a very highly sought after location.

Front Door Opening Into:

Entrance Hall
Stairs to first floor landing, door to lounge.

Lounge 16' 7" x 13' 2" ( 5.05m x 4.01m )
Front facing windows, rear double glazed patio doors opening unto conservatory, flame effect gas fire, wood block flooring, radiator, television point, telephone point.

Kitchen 7' 5" x 12' 2" ( 2.26m x 3.71m )
Fitted kitchen with extensive range of eye level units, roll tops work surface beneath with insert 1 1/2 bowl single drainer stainless sink with mixer tap and tiled splash back, space and point for gas cooker, vented cookerhood situated over hob, range of drawers and cupboards beneath work surface, space and plumbing for washing machine, space for fridge/freezer, tiled flooring.

Conservatory 12' 2" x 10' 6" ( 3.71m x 3.20m )
Patio doors from lounge, doors to rear garden.

Stairs To First Floor Landing

First Floor Landing
Doors to bedrooms 1,2 and bathroom. Loft.

Bedroom 1 16' 7" x 13' ( 5.05m x 3.96m )
Range of fitted cupboards situated over bed, double glazed front facing window, radiator, telephone point.

Bedroom 2 13' 2" x 9' 1" ( 4.01m x 2.77m )
Rear facing double glazed window, radiator.

Bathroom
Modern bathroom suite comprising of panel enclosed bath with independent shower over, pedestal wash hand basin, low flush wc, bathroom is tiled.

Outside

Rear Garden
Patio area, mainly laid to lawn with flower and shrub borders.

Garage
En-bloc

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: These particulars do not constitute part or all of an offer or contract.
3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4: Potential buyers are advised to recheck the measurements before committing to any expense.
5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.
6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

Listed by

Croydon

Connells

Reference: 29005040

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

8% since 2002

Event	Date	Price	% change
Sold	14/05/2004 (22 years ago)	£195,000	+8.3%
Sold	13/12/2002 (23 years ago)	£180,000	—

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
3 AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JE	£515,000	19/12/2025	Terraced
2B AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA	£752,000	23/11/2023	Terraced
2B AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA	£700,000	31/08/2023	Terraced
2A AVONDALE ROAD, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6JA	£710,000	10/12/2021	Terraced
5 NICOLA CLOSE, SOUTH CROYDON, CROYDON, GREATER LONDON, CR2 6NA	£400,000	29/09/2021	Terraced

Area average: £615,400 (5 sales)

Capital growth trend

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

5y growth 5.6%

10y growth 13.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Terraced. As of April 2026.

1y (index) 1.6%

5y (index) 5.1%

10y (index) 19.7%

Rental Range

Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR2 6JR

Nearby

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

Type	Name	Distance
Bus stop	South Croydon Bus Garage	0.2 miles
Shop	Baris International Food Centre	0.2 miles
Shop	William Hill	0.2 miles
Train station	South Croydon	0.6 miles
Train station	Sanderstead	0.6 miles
Hospital	Patient Advice and Liaison Service (PALS)	2.3 miles
Hospital	Diabetic Department	2.3 miles
University	Horton Halls Reception	6.5 miles
University	University of Wales Trinity Saint David London Campus	8.6 miles

Street-level crime

Category	Count
Anti-social behaviour	98
Violence and sexual offences	95
Vehicle crime	70
Shoplifting	47
Public order	31
Burglary	20
Other theft	19
Drugs	8
Robbery	3
Theft from the person	3
Bicycle theft	2
Criminal damage and arson	2
Possession of weapons	2
Other crime	1
Total incidents	401

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
St Giles School	Other	0.2 miles	Good — 9 Sep 2013
Whitgift School	Other	0.3 miles	— (No rating)
Purley Oaks Primary School	Primary	0.3 miles	Good — 10 Oct 2019
Regina Coeli Catholic Primary School	Primary	0.3 miles	Good — 5 May 2015
Harris Primary Academy Haling Park	Primary	0.3 miles	Outstanding — 28 Jun 2017

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 Maisonette, Warham Road, CR2	£2,150/mo	2	0.48 miles	OpenRent
2 Bed Flat, St Peters Road, CR0	£1,700/mo	2	0.62 miles	OpenRent

Average rent: £1,925/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.9%

Max investor price (0.8%) £240,625

Target investor price (1%) £192,500

Gross yield 10.7%

Cost-to-rent ratio 9.3×

Monthly cashflow £861/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 16.6%

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).