Model valuation£417,0008 Busby Close
Local market context
8 Wandle Road, Beddington, Croydon, CR0 4SD
Estimated value
£344,000
- Since the 2007 sale (£235,000)+46%
- Against CR0 4SD's recent median (£317,000)+9%
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
Semi-detached
Floor 3rd
Habitable rooms
3
From EPC
Floor area
103 m²
1109 sq ft
Energy rating
D
Score 66
Council tax
Band D
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
£344,000
- Against its 2007 sale (£235,000)+46%
- Against CR0 4SD's recent median (£317,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Wandle Road is modelled from its 103 m² EPC floor area, its 2 recorded sales 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
103 m² from the EPC lodged in December 2014
Sales of this home
2 sales recorded, the latest in 2007
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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
3 May 2007Most recent
£235,000
+35.1%over 3 years20 August 2003
£174,000
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 8 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
One time fee only - money back guarantee
About 8 Wandle Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Wandle Road is a semi-detached house in Beddington, Croydon, Croydon (CR0 4SD). It has a recorded floor area of 103 m² (around 1109 sq ft) and council tax band D. At 103 m² this is the largest unit on EPC record across the building (42–103 m²). The building's EPC ratings span E to C across 31 units on file. The latest certificate (December 2014) shows a D (score 66), on the cusp of jumping into the C band. Main heating runs on electricity. The latest certificate is from December 2014, so improvements made since then won't be reflected.
It hasn't traded since May 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 103 m² the property is well over the postcode median (72 m² across 30 EPCs), placing it in the larger end of the local stock. Across 2003–2007, sale prices on this property compounded at 8.5% per year. Today's modelled estimate of £344,000 is 46.4% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£212/sq ft) was about 23% below the postcode norm.
Before you decide
Everything you need to know about 8 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.
8 Wandle Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Dec 2024
Current Certificate
Dec 2014EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
—
Certificate validity
Expired on 16 December 2024
Planning history
Applications and permits filed against 8 Wandle Road, Beddington, Croydon, CR0 4SD, sourced from the PlanIt planning register.
8 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.
8 Wandle Road outperforms the street on floor area by a wide margin.
Price per m²
£2,282
Street avg £3,931
Floor Area
103 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 1.8 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
3rd Floor FlatEPC DNo 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 £955 · 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 8 Wandle Road is modelled from its 103 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 8 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 8 Wandle Road was lodged in December 2014 at band D and expired in December 2024, so a new one is needed to sell or let. 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 8 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
- 8 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 8 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
- 8 Wandle Road, Beddington, Croydon valuationHow the estimate is built and what moves it
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