Model valuation£417,0008 Busby Close
Local market context
87 Homestead Way, New Addington, Croydon, CR0 0AW
Estimated value
£370,000
- Against CR0 0AW's recent median (£295,000)+25%
Newest record on this page: October 2019. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
82 m²
883 sq ft
Energy rating
C
Score 71
Council tax
Band C
Tenure
Social Rental
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
£370,000
- Against CR0 0AW's recent median (£295,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 87 Homestead Way is modelled from its 82 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in CR0 0AW. 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
82 m² from the EPC lodged in April 2019
Sales of this home
No sale recorded since 1995
Recent sales in CR0 0AW
5 sales, median £295,000 (2019–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2019 | 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.
87 Homestead Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in CR0 0AW: £295,000 (2019–2014).
Nearby sales in CR0 0AW
75 Homestead Way, New Addington, Croydon, CR0 0AW
Sold Oct 2019
£360,000119 Homestead Way, New Addington, Croydon, CR0 0AW
Sold Aug 2017
£350,00069 Homestead Way, New Addington, Croydon, CR0 0AW
Sold Nov 2016
£217,972101 Homestead Way, New Addington, Croydon, CR0 0AW
Sold Oct 2015
£295,000113 Homestead Way, New Addington, Croydon, CR0 0AW
Sold Jun 2014
£230,000
What this page doesn't show
2 potential issues have already been flagged for 87 Homestead Way, New Addington, Croydon, CR0 0AW. 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 87 Homestead Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
87 Homestead Way is a semi-detached house in New Addington, Croydon, Croydon (CR0 0AW). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (April 2019) shows a C (score 71). The recommended improvements would push it to B (score 86).
Its energy rating outperforms most of the postcode (better than 84% of similar EPCs).
Before you decide
Everything you need to know about 87 Homestead Way
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.
Current Certificate
Apr 2019EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Rented
Certificate validity
Valid until 15 April 2029
Planning history
Applications and permits filed against 87 Homestead Way, New Addington, Croydon, CR0 0AW, sourced from the PlanIt planning register.
87 Homestead Way 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 Homestead Way homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
87 Homestead Way outperforms the street on epc rating by a wide margin.
EPC Rating
71 (C)
Street avg 62 (D)
Floor Area
82 m²
Street avg 90 m²
CO₂ Emissions
2.7 t/year
Street avg 4.0 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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
0.1 km
Kennelwood Crescent — bus stop.
Closest school
0.5 km
Fairchildes Primary School. 9 schools nearby.
Nearest schools
- Fairchildes Primary SchoolPrimary467m
- Meridian High SchoolSecondary531m
- Rowdown Primary SchoolPrimary804m
- Tudor AcademyPrimary1.6km
Nearest stops
- Kennelwood CrescentBus stop83m
- Homestead Way / Milne ParkBus stop289m
- Homestead Way / Milne ParkBus stop319m
- Thorpe CloseBus stop368m
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 0AW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.7dB
Night-time· 23:00 – 07:00
38.0dB
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 C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£370k
1 Cator Close, New Addington
CR0 0BN
£369k
1 Frimley Crescent, New Addington
CR0 0RH
£377k
1 Brockham Crescent, New Addington
CR0 0PP
2 bed
£362k
1 Godric Crescent, New Addington
CR0 0HR
3 bed
£361k
1 Dunsfold Way, New Addington
CR0 0TP
£360k
1 Dunley Drive, New Addington
CR0 0RG
£382k
1 Cator Crescent, New Addington
CR0 0BL
3 bed
£357k
1 Cudham Drive, New Addington
CR0 0LT
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Start your researchHow to read this page
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 87 Homestead Way is modelled from its 82 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in CR0 0AW. 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. No sale is recorded for 87 Homestead Way, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 87 Homestead Way was lodged in April 2019 at band C and is valid until April 2029. 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 87 Homestead Way. 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 9 schools and 30 stops listed are measured in a straight line from CR0 0AW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 87 Homestead Way 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 87 Homestead Way, New Addington, Croydon, CR0 0AW. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in CR0 0AWSold prices, values and energy ratings for the postcode
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- 87 Homestead Way, New Addington, Croydon valuationHow the estimate is built and what moves it
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