Model valuation£417,0008 Busby Close
Local market context
89 Warbank Crescent, New Addington, Croydon, CR0 0AZ
Estimated value
£225,000
- Against CR0 0AZ's recent median (£222,000)+1%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
3
From EPC
Floor area
70 m²
753 sq ft
Energy rating
D
Score 60
Council tax
Band B
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
£225,000
- Against CR0 0AZ's recent median (£222,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 89 Warbank Crescent is modelled from its 70 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in CR0 0AZ. 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
70 m² from the EPC lodged in February 2026
Sales of this home
No sale recorded since 1995
Recent sales in CR0 0AZ
5 sales, median £222,000 (2023–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | 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.
89 Warbank Crescent 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 0AZ: £222,000 (2023–2011).
Nearby sales in CR0 0AZ
135 Warbank Crescent, New Addington, Croydon, CR0 0AZ
Sold Jul 2023
£190,000149 Warbank Crescent, New Addington, Croydon, CR0 0AZ
Sold Sept 2021
£222,000157 Warbank Crescent, New Addington, Croydon, CR0 0AZ
Sold Jun 2016
£340,000167 Warbank Crescent, New Addington, Croydon, CR0 0AZ
Sold Jan 2015
£260,000163 Warbank Crescent, New Addington, Croydon, CR0 0AZ
Sold Jan 2011
£185,000
What this page doesn't show
2 potential issues have already been flagged for 89 Warbank Crescent, New Addington, Croydon, CR0 0AZ. 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 89 Warbank Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
89 Warbank Crescent is an end-of-terrace house in New Addington, Croydon, Croydon (CR0 0AZ). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (February 2026) shows a D (score 60), on the cusp of jumping into the C band. This certificate was lodged in the last six months, so the rating reflects current condition.
Before you decide
Everything you need to know about 89 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate
Feb 2026EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Valid until 3 February 2036
Planning history
Applications and permits filed against 89 Warbank Crescent, New Addington, Croydon, CR0 0AZ, sourced from the PlanIt planning register.
89 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 23 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
60 (D)
Street avg 65 (D)
Floor Area
70 m²
Street avg 68 m²
CO₂ Emissions
3.1 t/year
Street avg 3.0 t/year
Habitable Rooms
3 rooms
Street avg 3 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
0.2 km
Warbank Crescent — bus stop.
Closest school
0.5 km
Rowdown Primary School. 10 schools nearby.
Nearest schools
- Rowdown Primary SchoolPrimary510m
- Fairchildes Primary SchoolPrimary583m
- Meridian High SchoolSecondary715m
- Tudor AcademyPrimary1.3km
Nearest stops
- Warbank CrescentBus stop167m
- Calley Down CrescentBus stop254m
- Redstart CloseBus stop277m
- King Henry's Drive / Homestead WayBus stop331m
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 0AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
38.8dB
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
Late 20th century2nd Floor MaisonetteEPC D
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 £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£238k
1 Betchworth Way, New Addington
CR0 0TT
£202k
1 Castle Hill Avenue, New Addington
CR0 0TH
£184k
1 Chertsey Crescent, New Addington
CR0 0DD
£175k
1 Alford Green, New Addington
CR0 0SD
£175k
1 Ashwood Gardens, New Addington
CR0 0SH
£292k
1 Flora Gardens
CR0 0JT
£321k
1 Aragon Close, New Addington
CR0 0AT
£338k
1 Comport Green, New Addington
CR0 0BY
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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 89 Warbank Crescent is modelled from its 70 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in CR0 0AZ. 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 89 Warbank Crescent, 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 89 Warbank Crescent was lodged in February 2026 at band D and is valid until February 2036. 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 89 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 0AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 89 Warbank Crescent is in council tax band B. 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 89 Warbank Crescent, New Addington, Croydon, CR0 0AZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in CR0 0AZSold prices, values and energy ratings for the postcode
- CR 0 property marketPrices, postcodes, schools and transport across the district
- 89 Warbank Crescent, New Addington, Croydon valuationHow the estimate is built and what moves it
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