# 2 bedroom apartment for sale (CR0 2FD) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 92, NEWGATE TOWER, 1, NEWGATE, CROYDON, GREATER LONDON CR0 2FD | | Price | £375,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 2012 onwards | | Floor area | 78 m² | | Last sold | £365,000 Jul 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Current heating cost:** £376/year - **Est. upgrade cost to C:** £655 ### Recommendations - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2474-5490-2825-2515) ## Description LONG LEASE 989, PARKING, CONCIERGE, GYM, NEW BUILD WARRANTY 2025. CALL US NOW! If you are searching for luxury, convenience, then please READ this, this impressive 9 floor apartment has both! Located just minutes from the town centre and East & West Croydon stations it's easy to understand the attraction of living here. The space inside is vast and it's certainly one of the larger apartments that have come to market. This well regarded block has meticulous grounds as well as a balcony with STUNNING views, as soon as you step inside, you are met with a spacious entrance hall. The lounge and kitchen areas combine to form an impressive vast space that is ideal for relaxing, dining and cooking. There's room for multiple sofas to unwind on and space for a dining table and chairs, making the space a haven for dinner parties. The kitchen can only be described as stunning with stylish units, integrated appliances and more than enough room to get stuck into the recipe books. When your guests want to stay the night there is plenty of room for them to do so with two fantastic double bedrooms to choose from, but you may want to keep the master bedroom for yourself though, as it offers the benefit of built in wardrobes as well as a luxury en-suite shower room. In addition there is a CONCIERGE facility and a gym. CALL US NOW DIRECTIONS The property is located within easy walking distance of both East Croydon station that offers express services to Victoria, London Bridge and Gatwick, and West Croydon station that offers excellent services to Central and North London. The Whitgift and Centrale shopping centres are close to hand, and the excellent bars and restaurants of South End and Box Park are nearby. TRANSPORT East Croydon Station 0.4 miles West Croydon Station 0.3 miles Wellesley Road Tram Stop 0.5 miles Centrale Tram Stop 0.5 mi SCHOOLS - INFANTS & PRIMARY St Mary's Catholic High School 0.1 miles St. Mary's Catholic Junior School 0.2 miles St Mary's Catholic Infant School 0.2 miles Harris Invictus Academy Croydon 0.3 miles ## Property Photos - ![Picture No. 05](/listings/photos/153233369/596940) - Picture No. 05 - ![Picture No. 14](/listings/photos/153233369/596941) - Picture No. 14 - ![Picture No. 15](/listings/photos/153233369/596942) - Picture No. 15 - ![Picture No. 12](/listings/photos/153233369/596944) - Picture No. 12 - ![Picture No. 08](/listings/photos/153233369/596946) - Picture No. 08 - ![Picture No. 07](/listings/photos/153233369/596947) - Picture No. 07 - ![Picture No. 09](/listings/photos/153233369/596948) - Picture No. 09 - ![Picture No. 18](/listings/photos/153233369/596950) - Picture No. 18 - ![Picture No. 16](/listings/photos/153233369/596952) - Picture No. 16 - ![Picture No. 13](/listings/photos/153233369/596953) - Picture No. 13 - ![Picture No. 02](/listings/photos/153233369/596954) - Picture No. 02 - ![Picture No. 06](/listings/photos/153233369/596957) - Picture No. 06 - ![Picture No. 21](/listings/photos/153233369/596963) - Picture No. 21 - ![Picture No. 10](/listings/photos/153233369/596964) - Picture No. 10 - ![Picture No. 04](/listings/photos/153233369/596967) - Picture No. 04 - ![Picture No. 17](/listings/photos/153233369/596968) - Picture No. 17 - ![Picture No. 19](/listings/photos/153233369/596969) - Picture No. 19 - ![Picture No. 20](/listings/photos/153233369/596971) - Picture No. 20 ## Floorplans - ![Floorplan](/listings/photos/153233369/596973) - Floorplan ## EPC Graphs - ![Picture No. 22](/listings/photos/153233369/596975) - Picture No. 22 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | NEWGATE TOWER, 1 FLAT 92 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £365,000 | 28/07/2025 | Flat | | NEWGATE TOWER, 1 FLAT 92 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £456,000 | 11/12/2015 | 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 | |---------|-------|------|------| | SAXON LODGE, 1A FLAT 4 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AL | £137,000 | 09/12/2025 | Flat | | FITZROY COURT, 6 FLAT 9 WHITEHORSE ROAD, CROYDON, GREATER LONDON, CR0 2AX | £145,000 | 01/12/2025 | Flat | | 67 FLAT 4 WELLESLEY ROAD, CROYDON, GREATER LONDON, CR0 2AJ | £170,000 | 25/07/2025 | Flat | | FITZROY COURT, 6 FLAT 16 WHITEHORSE ROAD, CROYDON, GREATER LONDON, CR0 2AX | £265,000 | 16/01/2025 | Flat | | WOBURN COURT 1 WELLESLEY ROAD, CROYDON, GREATER LONDON, CR0 2AE | £300,000 | 20/12/2023 | Flat | | 52B OAKFIELD ROAD, CROYDON, GREATER LONDON, CR0 2UB | £237,500 | 14/12/2023 | Flat | | BEDFORD COURT 2 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AL | £150,000 | 17/11/2023 | Flat | | CAVENDISH HOUSE, 12 FLAT 17 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AN | £222,000 | 10/11/2023 | Flat | | [Same street] NEWGATE TOWER, 1 FLAT 149 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £330,000 | 08/11/2023 | Flat | | TRISTAN COURT, 6 FLAT 2 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AN | £238,000 | 25/10/2023 | Flat | | 1 FLAT 24 NEWGATE, CROYDON, GREATER LONDON, CR0 2FB | £367,500 | 19/10/2023 | Flat | | CAVENDISH HOUSE, 12 FLAT 19 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AN | £220,000 | 14/09/2023 | Flat | | 59 FLAT 2 OAKFIELD ROAD, CROYDON, GREATER LONDON, CR0 2UX | £235,000 | 01/09/2023 | Flat | | CAVENDISH HOUSE, 12 FLAT 2 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AN | £230,000 | 05/07/2023 | Flat | | SHANNON COURT, 1 11 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AL | £260,000 | 17/04/2023 | Flat | | THE ELMS, 15 19 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AL | £223,000 | 31/03/2023 | Flat | | [Same street] NEWGATE TOWER, 1 FLAT 143 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £400,000 | 02/12/2022 | Flat | | 3 CHARTWELL CLOSE, CROYDON, GREATER LONDON, CR0 2AW | £185,000 | 22/11/2022 | Flat | | LLOYD HOUSE, 20 FLAT 23 TAVISTOCK ROAD, CROYDON, GREATER LONDON, CR0 2AN | £255,000 | 14/11/2022 | Flat | | 5 FLAT 16 WOBURN ROAD, CROYDON, GREATER LONDON, CR0 2AB | £276,000 | 09/11/2022 | Flat | | WOBURN COURT 41 WELLESLEY ROAD, CROYDON, GREATER LONDON, CR0 2AF | £280,000 | 04/11/2022 | Flat | | 163A ST JAMES'S ROAD, CROYDON, GREATER LONDON, CR0 2BY | £322,000 | 28/10/2022 | Flat | | [Same street] NEWGATE TOWER, 1 FLAT 106 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £305,000 | 02/08/2022 | Flat | | [Same street] NEWGATE TOWER, 1 FLAT 105 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £375,000 | 17/12/2021 | Flat | | [Same street] NEWGATE TOWER, 1 FLAT 145 NEWGATE, CROYDON, GREATER LONDON, CR0 2FD | £350,000 | 11/06/2021 | Flat | **Street average:** £352,000 (5 sales) **Area average:** £235,900 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £261,609 (162 Flat, CR0, 2024–2026) - **Deviation:** +43.3% ## 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 Outer South London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,197/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, Tennyson Apartments, CR0 | £1,800/mo | 2 | 0.17 miles | OpenRent | | 2 Bed Flat, West Croydon, CR0 | £2,950/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Semi-Detached House, Windmill Road, CR0 | £800/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Flat, Canterbury House, CR0 | £1,550/mo | 2 | 0.32 miles | OpenRent | **Average rent: £1,775/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.45% (weak for cashflow) - **Max investor price (0.8%):** £209,375 - **Target investor price (1%):** £167,500 *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 £1,675/mo).* - **Gross yield:** 5.4% - **Cost-to-rent:** 18.7× - **Monthly cashflow:** £6/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.1% *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:** £4,808/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -7.5% - **10y growth:** -3.4% ## 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)