Longheath Gardens, Croydon

Prime Croydon Development Land Auction – 289 Longheath Gardens CR0 7TZ
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This is a rare opportunity to acquire a freehold bungalow on a large corner plot in central Croydon, previously benefitting from planning consent for upwards only development.

With a guide price of £500,000 and auction date set for 24th June 2026, this site offers exceptional long-term development value and investment potential.
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Auction Details
• Listing URL:
• Auction Date: 24th June 2026
• Auctioneer: Palace Auctions London
• Guide Price: £500,000

Introduction: Prime Croydon Development Land Auction
Welcome to the prime Croydon development land auction for 289 Longheath Gardens CR0 7TZ, a unique opportunity to acquire a substantial freehold corner plot in the heart of one of London’s fastest-growing boroughs. This detached bungalow, occupying a prominent position, is offered for sale by Palace Auctions London with a guide price of £500,000. The site has previously benefitted from planning consent for upward development , establishing a robust precedent for future development. With the auction scheduled for 24th June 2026, this property is perfectly positioned for investors, developers, and land buyers seeking long-term value uplift and exceptional growth prospects in central Croydon.
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Strategic Location: Central Croydon Corner Plot
289 Longheath Gardens is situated in a highly accessible and sought-after part of Croydon, within the Addiscombe/Ashburton area. The property’s large corner plot offers dual aspect frontage and excellent visibility, making it ideal for a landmark residential scheme. The site’s location within the Croydon Opportunity Area further enhances its appeal, as the borough is earmarked for significant housing delivery and regeneration investment over the coming years. The immediate neighbourhood is a blend of established residential streets, green spaces, and vibrant local amenities, supporting strong end-user and tenant demand for new homes.
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Planning History and Development Precedent
A key feature of this Croydon development land auction is the site’s planning history. The property has previously benefitted from full planning consent for a 22-unit residential scheme, comprising flats (mix not specified). While this consent has now lapsed, the precedent for substantial residential intensification is firmly established. The Croydon Local Plan and Opportunity Area Planning Framework actively encourage high-density development in well-connected locations such as this. Buyers are advised to review the comprehensive legal pack and consult Croydon Council’s planning portal to verify the current status and explore the potential for re-consent or alternative schemes. The historic consent for upwards development provides a strong foundation for future planning applications, with the potential to unlock significant value uplift.
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Outstanding Transport Connectivity
Transport connectivity is a major advantage of this Croydon development land auction. The property is just a 4-minute walk from Arena Tram Stop, offering direct Tramlink services to Croydon town centre, Wimbledon, Beckenham, and Elmers End. East Croydon station is accessible in 10–12 minutes by tram, providing fast rail connections to London Bridge (15–18 minutes), London Victoria (16–18 minutes), and Gatwick Airport (15–20 minutes). Multiple bus routes serve the area, including the 289 and 367, linking Croydon, Bromley, and Purley. Road access is excellent, with the A232 and A222 providing swift routes to the M25 and central London. This multi-modal connectivity supports both residential and investment demand, ensuring long-term appeal for future occupiers or tenants.
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Croydon Opportunity Area and Regeneration Context
The site’s location within the Croydon Opportunity Area is a key driver of its long-term development value. Croydon is designated as a London Opportunity Area, with a target to deliver 14,500 new homes and 10,500 new jobs by 2041. The Croydon Growth Plan 2025 sets out a comprehensive strategy for regeneration, including major projects such as the Westfield Croydon redevelopment, College Green & Cultural Quarter, and the Regina Road housing scheme. These initiatives are transforming the borough’s public realm, infrastructure, and housing supply, making Croydon one of the most investable urban centres in the South East. The subject site is ideally positioned to benefit from this ongoing regeneration, with strong prospects for capital and rental growth.
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Market Data: GDV Benchmarks and Land Value
The investment case for this Croydon development land auction is underpinned by robust market data. New-build flats in the CR0 postcode achieve average sale prices of £315,000, with 1-bed units commanding £500–£600 per sq ft and 2-bed units £475–£575 per sq ft. Land with planning consent for flats in Croydon typically commands £100,000–£125,000 per unit, based on recent auction results and industry benchmarks. At a guide price of £500,000, this site equates to approximately £22,700 per potential flat unit (if re-consented for 22 units), offering significant headroom for planning, construction, and profit. Comparable auction sales in Croydon support this valuation, with consented sites for 8 flats guiding at £800,000 (£100,000 per unit). The area’s ongoing regeneration and strong demand for new homes further underpin the investment case for this lot.
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Rental Yields and Demand Drivers
Croydon is renowned for its strong rental market, with gross yields in the CR0 postcode averaging 5.4%—among the highest in the borough. Typical rental values for 1-bed flats are £1,400–£1,600 per month, while 2-bed flats achieve £1,700–£2,000 per month. The borough’s population of over 390,000, combined with its status as a major employment and transport hub, drives sustained demand for high-quality new homes. The site’s proximity to schools, parks, shopping, and community facilities further enhances its appeal to families, professionals, and investors alike.
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Local Amenities and End-User Appeal
289 Longheath Gardens is ideally positioned for access to a wealth of local amenities. Ashburton Park and South Norwood Country Park are within walking distance, offering green spaces for recreation and leisure. Addiscombe High Street provides supermarkets, independent shops, cafés, and essential services, while central Croydon offers extensive retail, dining, and entertainment options. The area is served by several well-regarded schools, including Oasis Academy Shirley Park and Ashburton Primary School, supporting strong family appeal for future residential schemes. Healthcare facilities, nurseries, and community centres are also close by, ensuring a high quality of life for future residents.
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Development Potential and Investment Case
The long-term completed development value (GDV) of this Croydon development land auction is substantial. With a precedent for 22 flats, the site offers the potential for a multi-million-pound residential scheme, subject to planning. Based on current new-build values, a 22-unit scheme could achieve a GDV in excess of £6.5 million, depending on unit mix and specification. The site’s freehold status, large corner plot, and central location make it a standout opportunity for developers seeking scale and value in a prime London borough. The combination of strong market fundamentals, regeneration investment, and planning precedent positions this site as one of the most compelling development opportunities in Croydon for 2026.
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Legal Pack and Buyer Guidance
A comprehensive legal pack is available for download, including title documents, special conditions of sale, searches, planning documents, and the EPC certificate (if available). Buyers are strongly advised to review the legal pack in detail and seek independent legal advice prior to bidding. All measurements, areas, and planning information are approximate and for guidance only. Purchasers are deemed to have relied solely upon their own inspections and enquiries. For further information on legal packs and buyer guidance, visit the Palace Auctions Legal Packs and Valuation Services pages.
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Auction Process and Bidding Information
The auction for 289 Longheath Gardens will take place on 24th June 2026 with Palace Auctions London. Bidders can participate in-room, online, by telephone, or via proxy, ensuring flexibility and convenience. All prospective purchasers must pre-register, provide identification, and agree to the auction terms and conditions. The successful bidder will be required to pay a deposit and buyer’s fee immediately upon the fall of the hammer. For full auction details and to register, visit the Palace Auctions Auction Catalogue.
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Comparable Sales and Market Benchmarks
Recent auction and development land sales in Croydon CR0 demonstrate strong demand for consented residential sites. Consented schemes for 8 flats have guided at £800,000 (£100,000 per unit), while land values for similar sites typically range from £100,000–£125,000 per consented flat. The subject site’s guide price of £500,000 offers significant value, particularly given its scale, location, and development precedent. Comparable listings on Rightmove and other commercial platforms emphasize freehold status, planning consent, central location, and GDV potential—attributes all present in this outstanding Croydon development land auction.
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Regeneration Pipeline and Future Growth
Croydon’s regeneration pipeline is set to transform the borough over the next decade. The Westfield Croydon redevelopment, College Green & Cultural Quarter, and Regina Road housing scheme are just a few of the major projects underway. These initiatives are attracting significant public and private investment, enhancing infrastructure, and creating new employment and housing opportunities. The subject site is strategically positioned to benefit from this wave of regeneration, with strong prospects for long-term capital appreciation and rental growth. The Croydon Opportunity Area designation ensures ongoing support for high-density residential development, making this site a prime candidate for future planning applications and value creation.
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Summary and Call to Action
In summary, 289 Longheath Gardens CR0 7TZ represents a rare and compelling opportunity to acquire a freehold bungalow on a large corner plot in central Croydon, previously benefitting from planning consent for up to 22 flats. With a guide price of £500,000 and auction date set for 24th June 2026, this site offers exceptional long-term development value, robust investment fundamentals, and the potential to deliver a landmark residential scheme in one of London’s most dynamic boroughs. To participate in the auction, register your interest today, download the legal pack, and arrange a viewing. For expert advice on planning, legal matters, or valuation, contact Palace Auctions London or consult the Croydon Council planning portal. Don’t miss this unique opportunity to secure a prime development site in the heart of Croydon’s regeneration zone.
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Ready to bid or need more information?
Visit the Palace Auctions Auction Catalogue or Valuation Services for full details. For planning advice, consult the Croydon Council Planning Portal or review the [Croydon Growth Plan]( auction opportunity