Model valuation£417,0008 Busby Close
Local market context
2 Wandle Road, Beddington, Croydon, CR0 4SD
Estimated value
£300,000
- Since the 2003 sale (£173,500)+73%
- Against CR0 4SD's recent median (£317,000)-5%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Habitable rooms
3
From EPC
Floor area
65 m²
700 sq ft
Energy rating
C
Score 80
Council tax
Band D
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
£300,000
- Against its 2003 sale (£173,500)+73%
- Against CR0 4SD's recent median (£317,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Wandle Road is modelled from its 65 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 4SD. 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
65 m² from the EPC lodged in December 2024
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in CR0 4SD
5 sales, median £317,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
2 Wandle Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
14 January 2003Most recent
£173,500
Median price across the last 5 sales in CR0 4SD: £317,000 (2026–2023).
Nearby sales in CR0 4SD
14 Wandle Road, Beddington, Croydon, CR0 4SD
Sold Jan 2026
£400,000Wandle Mill, Apartment 7, 38 Wandle Road, Beddington, Croydon, CR0 4SD
Sold Aug 2025
£315,0007 Wandle Road, Beddington, Croydon, CR0 4SD
Sold Sept 2023
£475,00016 Wandle Road, Beddington, Croydon, CR0 4SD
Sold Aug 2023
£317,000Wandle Mill, Apartment 8, 38 Wandle Road, Beddington, Croydon, CR0 4SD
Sold Aug 2022
£394,000
What this page doesn't show
2 potential issues have already been flagged for 2 Wandle Road, Beddington, Croydon, CR0 4SD. 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 2 Wandle Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Wandle Road is a mid-terrace house in Beddington, Croydon, Croydon (CR0 4SD). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 2012 onwards and council tax band D. At 65 m² this is the 14th smallest of 31 units on EPC record in the building, where floor areas span 42–103 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (80 versus a worst of 46). The latest certificate (December 2024) shows a C (score 80), near the top of the C band. The rating has held steady at C across 2 certificates since December 2014. Between certificates, lighting went from Very Poor to Very Good and main heating went from Very Poor to Average; while window efficiency dropped from Good to Average. Main heating runs on electricity.
Held since January 2003 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £300,000 sits 72.9% above the 2003 sale of £173,500. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs).
Before you decide
Everything you need to know about 2 Wandle 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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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(1 of 2)
Dec 2024
EPC Rating
A
B
C
C80
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 9 December 2034
Property Improvements
Changes detected from historical EPC data
Dec 2024from Dec 2014
Wall Insulation
Uninsulated SolidInsulated Solid
External or internal wall insulation added
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Wandle Road, Beddington, Croydon, CR0 4SD, sourced from the PlanIt planning register.
2 Wandle 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.
Versus other Wandle Road homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Wandle Road stands well clear of the street.
Price per m²
£2,669
Street avg £3,896
Floor Area
65 m²
Street avg 67 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.3 t/year
Street avg 1.9 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
0.2 km
Hilliers Lane — bus stop.
Closest school
0.3 km
Beddington Park Academy. 52 schools nearby.
Nearest schools
- Beddington Park AcademyPrimary343m
- High View Primary SchoolPrimary910m
- Beddington Infants' SchoolPrimary1.1km
- Holy Trinity CofE Junior SchoolPrimary1.2km
Nearest stops
- Hilliers LaneBus stop194m
- Richmond Road BeddingtonBus stop195m
- Hilliers LaneBus stop256m
- Beddington VillageBus stop308m
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 4SD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
43.9dB
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
21st centuryGround Floor FlatEPC CNo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply 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 2 Wandle Road is modelled from its 65 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 4SD. 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 2 Wandle 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 2 Wandle Road was lodged in December 2024 at band C and is valid until December 2034. 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 2 Wandle 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 52 schools and 30 stops listed are measured in a straight line from CR0 4SD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Wandle 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Wandle Road, Beddington, Croydon, CR0 4SD. Each answer is also embedded as structured data for search engines.
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- Every home in CR0 4SDSold prices, values and energy ratings for the postcode
- CR 0 property marketPrices, postcodes, schools and transport across the district
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