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95 Waddon Road, Croydon, CR0 4JH

Estimated value

£581,000

  • Since the 2022 sale (£520,000)+12%
  • Against CR0 4JH's recent median (£240,000)+142%

Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
118 m²
1270 sq ft
Energy rating
E
Score 45
Council tax
Band D
Tenure
Private Rental
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Valuation

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

£581,000

  • Against its 2022 sale (£520,000)+12%
  • Against CR0 4JH's recent median (£240,000)+142%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 95 Waddon Road is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 4JH. 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

    118 m² from the EPC lodged in October 2020

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in CR0 4JH

    5 sales, median £240,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 19 June 2022Most recent

    £520,000

Median price across the last 5 sales in CR0 4JH: £240,000 (2025–2020).

Risks

What this page doesn't show

2 potential issues have already been flagged for 95 Waddon Road, Croydon, CR0 4JH. 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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Overview

About 95 Waddon Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

95 Waddon Road is a four-bedroom semi-detached house in Croydon (CR0 4JH). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2020) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in July 2010 the rating was F, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Very Good to Very Poor and window efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 71), a 2-band jump.

At 118 m² the property is well over the postcode median (73 m² across 42 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). 4 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £581,000 is 11.7% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£409/sq ft) was about 121.3% above the typical sold price in the postcode. Last sale on file: £520,000 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 95 Waddon Road

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

95 Waddon Road's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Oct 2020

EPC Rating

A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
7.5 t/year
Occupancy
Rented

Certificate validity

Valid until 5 October 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2020from Jul 2010
EPC improved fromF37toE45
Low Energy Lighting
0%85%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 95 Waddon Road, Croydon, CR0 4JH, sourced from the PlanIt planning register.

95 Waddon Road 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.

On the street

Versus other Waddon Road homes

Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, 95 Waddon Road runs well behind the street norm.

Price per m²

£4,407

Street avg £2,484

Strongly above

Floor Area

118 m²

Street avg 140 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

7.5 t/year

Street avg 7.8 t/year

On par
Area

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.
Full Croydon report

Rail-style transport is unusually close for this postcode.

Crime

1692/mo

Steady year-on-year across the wider district.

Nearest stop

0.0 km

Vicarage Rd / Wandle Park Tram Stop — bus stop.

Closest school

0.3 km

The Minster Junior School. 47 schools nearby.

Nearest schools

  • The Minster Junior SchoolPrimary325m
  • The Minster Nursery and Infants Church of England AcademyPrimary325m
  • Krishna Avanti Primary SchoolPrimary696m
  • Harris Primary Academy Purley WayPrimary1.0km

Nearest stops

  • Vicarage Rd / Wandle Park Tram StopBus stop23m
  • Vicarage Rd / Wandle Park Tram StopBus stop89m
  • Courtney RoadBus stop154m
  • Wandle Park Tram StopSubway entrance169m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around CR0 4JH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for CR0 4JH

Daytime· 07:00 – 23:00

57.5dB

Moderate
Night-time road noise heatmap for CR0 4JH

Night-time· 23:00 – 07:00

48.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseEPC EPre-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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£553k

1 Court Drive

CR0 4QA

3 bed2 bath
£509k

1 Coldharbour Way

CR0 4DX

3 bed1 bath
£665k

1 Beacon Place, Hilliers Lane

CR0 4AL

5 bed2 bath
£473k

1 Derry Road

CR0 4UA

3 bed1 bath
£566k

1 Aldwick Road

CR0 4PN

2 bed
£392k

1 Bridle Path, Beddington

CR0 4SB

2 bed1 bath
£373k

1 Coldharbour Road

CR0 4DY

2 bed1 bath
£350k

1 Cooper Road

CR0 4DL

2 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 95 Waddon Road is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 4JH. 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 95 Waddon Road. 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 95 Waddon Road was lodged in October 2020 at band E and is valid until October 2030. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 95 Waddon Road. 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 47 schools and 30 stops listed are measured in a straight line from CR0 4JH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
95 Waddon Road is in council tax band D. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 95 Waddon Road, Croydon, CR0 4JH. Each answer is also embedded as structured data for search engines.

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