Model valuation£417,0008 Busby Close
Local market context
120b, Waddon New Road, Croydon, CR0 4JE
Estimated value
£272,000
- Since the 2003 sale (£151,500)+80%
- Against CR0 4JE's recent median (£250,000)+9%
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
End terrace
Floor 1st
Habitable rooms
3
From EPC
Floor area
97 m²
1044 sq ft
Energy rating
D
Score 59
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
£272,000
- Against its 2003 sale (£151,500)+80%
- Against CR0 4JE's recent median (£250,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 120b is modelled from its 97 m² EPC floor area, its 1 recorded sale 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
97 m² from the EPC lodged in January 2020
Sales of this home
1 sale recorded, the latest in 2003
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 | 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.
120b valuation sits well clear of the typical sold price in this postcode.
Sales timeline
6 November 2003Most recent
£151,500
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 120b, 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
One time fee only - money back guarantee
About 120b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
120b is an end-of-terrace house in Croydon (CR0 4JE). It has a recorded floor area of 97 m² (around 1044 sq ft) and construction records dating it to 1900-1929. At 97 m² this is the 32nd smallest of 40 units on EPC record in the building, where floor areas span 23–230 m². The building's EPC ratings span F to B across 40 units on file. The latest certificate (January 2020) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 70).
Held since November 2003 — that's 23 years off the open market, well above the local norm. At 97 m² the property is well over the postcode median (50 m² across 39 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £272,000 sits 79.5% above the 2003 sale of £151,500. On a £-per-square-foot basis, the last sale (£145/sq ft) was about 25.9% below the postcode norm.
Before you decide
Everything you need to know about 120b
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
Jan 2020EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Rented
Certificate validity
Valid until 27 January 2030
Planning history
Applications and permits filed against 120b, Waddon New Road, Croydon, CR0 4JE, sourced from the PlanIt planning register.
120b has no planning applications on record.
19
But the area is active
19 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Waddon New Road homes
Four headline reads against 30 similar flats on this street, drawn from the latest EPC and Land Registry data.
120b outperforms the street on floor area by a wide margin.
Price per m²
£1,562
Street avg £2,970
Floor Area
97 m²
Street avg 54 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
4.6 t/year
Street avg 3.0 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-era1st Floor FlatEPC 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 £885 · 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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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 120b is modelled from its 97 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 120b. 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 120b was lodged in January 2020 at band D and is valid until January 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. None is matched to 120b. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 120b, Waddon New Road, Croydon, CR0 4JE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in CR0 4JESold prices, values and energy ratings for the postcode
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- 120b, Waddon New Road, Croydon valuationHow the estimate is built and what moves it
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