Model valuation£417,0008 Busby Close
Local market context
117a, Waddon New Road, Croydon, CR0 4JE
4 sales on record5 planning records
Estimated value
£594,000
- Since the 2016 sale (£395,000)+50%
- Against CR0 4JE's recent median (£250,000)+138%
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
7
From EPC
Floor area
196 m²
2110 sq ft
Energy rating
D
Score 56
Council tax
Band E
Tenure
Private 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
£594,000
- Against its 2016 sale (£395,000)+50%
- Against CR0 4JE's recent median (£250,000)+138%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 117a is modelled from its 196 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in CR0 4JE. 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
196 m² from the EPC lodged in July 2020
Sales of this home
4 sales recorded, the latest in 2016
Recent sales in CR0 4JE
5 sales, median £250,000 (2025–2022)
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 | 1 of 5 applications | 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.
117a saw 4 transfers in just over a decade — high turnover for the postcode.
Sales timeline
19 July 2016Most recent
£395,000
+6.8%over 8 years30 November 2007
£370,000
+6.9%over 9 months15 March 2007
£346,000
+15.3%29 January 2007
£300,000
Median price across the last 5 sales in CR0 4JE: £250,000 (2025–2022).
Nearby sales in CR0 4JE
120a, Waddon New Road, Croydon, CR0 4JE
Sold Jun 2025
£180,000104 Waddon New Road, Croydon, CR0 4JE
Sold Mar 2025
£415,000105 Waddon New Road, Croydon, CR0 4JE
Sold Dec 2023
£355,000114b, Waddon New Road, Croydon, CR0 4JE
Sold May 2023
£250,000Flat 6, 112 Waddon New Road, Croydon, CR0 4JE
Sold Nov 2022
£210,000
What this page doesn't show
2 potential issues have already been flagged for 117a, Waddon New Road, Croydon, CR0 4JE. 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 117a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
117a is a semi-detached house in Croydon (CR0 4JE). It has a recorded floor area of 196 m² (around 2110 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2020) shows a D (score 56), a step below the typical UK home. The recommended improvements would push it to C (score 70).
At 196 m² the property is well over the postcode median (50 m² across 39 EPCs), placing it in the larger end of the local stock. Across 2007–2016, sale prices on this property compounded at 2.9% per year. Today's modelled estimate of £594,000 sits 50.4% above the 2016 sale of £395,000. 10 years since the last transfer (July 2016). Across the public record there are 4 sales, relatively high churn for a single property. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension and HMO conversion, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 117a
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.
117a's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jul 2020EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.8 t/year
Occupancy
Rented
Certificate validity
Valid until 5 July 2030
Planning history
Applications and permits filed against 117a, Waddon New Road, Croydon, CR0 4JE, sourced from the PlanIt planning register.
117a has been through 4 approved planning applications — a well-evolved property.
5 applications on record at 117a, Waddon New Road, Croydon, CR0 4JE
5decisions1extensions71documents19nearby
Flagged:HMO conversion
- Jun 2010HMOFullOutcome in report
Use as house in multiple occupation
- Documents
- 7 docs on file
- Reference
- 10/01070/P
- More recent applications — locked
- ConditionsMar 2023Decision
- Demolition And RebuildJan 2020Decision
+ 2 more applications in the report
Unlock 117a, Waddon New Road, Croydon, CR0 4JE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 19 notable nearby
- The 71 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Waddon New Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 117a runs well behind the street norm.
Price per m²
£2,015
Street avg £3,765
Floor Area
196 m²
Street avg 119 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
8.8 t/year
Street avg 5.1 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.
Rail-style transport is unusually close for this postcode.
Crime
1692/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Waddon New Road / Waddon Road — bus stop.
Closest school
0.4 km
The Minster Junior School. 55 schools nearby.
Nearest schools
- The Minster Junior SchoolPrimary372m
- The Minster Nursery and Infants Church of England AcademyPrimary372m
- Krishna Avanti Primary SchoolPrimary638m
- Harris Invictus Academy CroydonSecondary919m
Nearest stops
- Waddon New Road / Waddon RoadBus stop75m
- Vicarage Rd / Wandle Park Tram StopBus stop210m
- Rectory GroveBus stop221m
- Wandle Park Tram StopSubway entrance247m
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 4JE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.4dB
Night-time· 23:00 – 07:00
47.8dB
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 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 117a is modelled from its 196 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in CR0 4JE. 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. 4 sales are recorded for 117a. 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 117a was lodged in July 2020 at band D and is valid until July 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 117a. 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 55 schools and 30 stops listed are measured in a straight line from CR0 4JE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 117a is in council tax band E. 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 117a, Waddon New Road, Croydon, CR0 4JE. Each answer is also embedded as structured data for search engines.
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- Every home in CR0 4JESold prices, values and energy ratings for the postcode
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