Model valuation£417,0008 Busby Close
Local market context
12 Warbank Crescent, New Addington, Croydon, CR0 0AS
Estimated value
£356,000
- Since the 2002 sale (£150,000)+137%
- Against CR0 0AS's recent median (£340,000)+5%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
85 m²
915 sq ft
Energy rating
D
Score 63
Council tax
Band C
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£356,000
- Against its 2002 sale (£150,000)+137%
- Against CR0 0AS's recent median (£340,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Warbank Crescent is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 0AS. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
85 m² from the EPC lodged in September 2013
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in CR0 0AS
5 sales, median £340,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
12 Warbank Crescent valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 November 2002Most recent
£150,000
Median price across the last 5 sales in CR0 0AS: £340,000 (2025–2021).
Nearby sales in CR0 0AS
70 Warbank Crescent, New Addington, Croydon, CR0 0AS
Sold Jun 2025
£365,00014 Warbank Crescent, New Addington, Croydon, CR0 0AS
Sold Mar 2025
£330,00028 Warbank Crescent, New Addington, Croydon, CR0 0AS
Sold Jun 2022
£340,00058 Warbank Crescent, New Addington, Croydon, CR0 0AS
Sold Sept 2021
£340,00060 Warbank Crescent, New Addington, Croydon, CR0 0AS
Sold Jun 2018
£310,500
What this page doesn't show
2 potential issues have already been flagged for 12 Warbank Crescent, New Addington, Croydon, CR0 0AS. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 12 Warbank Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Warbank Crescent is a semi-detached house in New Addington, Croydon, Croydon (CR0 0AS). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2013) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 86), a 2-band jump. The latest certificate is from September 2013, so improvements made since then won't be reflected.
Untraded for 24 years, with the last transfer in November 2002. Today's modelled estimate of £356,000 sits 137.3% above the 2002 sale of £150,000. On a £-per-square-foot basis, the last sale (£164/sq ft) was about 28.9% below the postcode norm.
Before you decide
Everything you need to know about 12 Warbank Crescent
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Sept 2023
Current Certificate
Sept 2013EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 September 2023
Planning history
Applications and permits filed against 12 Warbank Crescent, New Addington, Croydon, CR0 0AS, sourced from the PlanIt planning register.
12 Warbank Crescent has no planning applications on record.
10
But the area is active
10 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Warbank Crescent homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 12 Warbank Crescent stands well clear of the street.
Price per m²
£1,765
Street avg £3,258
Floor Area
85 m²
Street avg 95 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Croydon district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1692/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Warbank Crescent — bus stop.
Closest school
0.5 km
Rowdown Primary School. 10 schools nearby.
Nearest schools
- Rowdown Primary SchoolPrimary455m
- Fairchildes Primary SchoolPrimary608m
- Meridian High SchoolSecondary743m
- Tudor AcademyPrimary1.2km
Nearest stops
- Warbank CrescentBus stop167m
- Redstart CloseBus stop222m
- Calley Down CrescentBus stop226m
- King Henry's Drive / Homestead WayBus stop361m
Most reported crime locally
- Violence & Sexual Offences6,659 reports28%
- Anti-social Behaviour5,050 reports21%
- Shoplifting2,136 reports9%
- Vehicle Crime1,675 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around CR0 0AS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.4dB
Night-time· 23:00 – 07:00
38.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£356k
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1 Dunsfold Way, New Addington
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£362k
1 Godric Crescent, New Addington
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£350k
1 Gascoigne Road, New Addington
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3 bed
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1 Eddinton Close, New Addington
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£344k
1 Calley Down Crescent, New Addington
CR0 0EY
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 12 Warbank Crescent is modelled from its 85 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 0AS. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 12 Warbank Crescent. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 12 Warbank Crescent was lodged in September 2013 at band D and expired in September 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Warbank Crescent. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 10 schools and 30 stops listed are measured in a straight line from CR0 0AS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Warbank Crescent is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Warbank Crescent, New Addington, Croydon, CR0 0AS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in CR0 0ASSold prices, values and energy ratings for the postcode
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