Model valuation£417,0008 Busby Close
Local market context
44 Edward Road, Croydon, CR0 6DY
8 planning records
Estimated value
£210,000
- Since the 2025 sale (£400,000)-47%
- Against CR0 6DY's recent median (£413,000)-49%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
32 m²
344 sq ft
Energy rating
G
Score 5
Council tax
Band B
Tenure
Owner Occupied
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
£210,000
- Against its 2025 sale (£400,000)-47%
- Against CR0 6DY's recent median (£413,000)-49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 44 Edward Road is modelled from its 32 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in CR0 6DY. 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
32 m² from the EPC lodged in November 2024
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in CR0 6DY
5 sales, median £413,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 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.
44 Edward Road has more than tripled in price since its earliest registered sale in 2000.
Sales timeline
23 January 2025Most recent
£400,000
+281.0%over 24 years13 April 2000
£105,000
Median price across the last 5 sales in CR0 6DY: £413,000 (2026–2023).
What this page doesn't show
2 potential issues have already been flagged for 44 Edward Road, Croydon, CR0 6DY. 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 44 Edward Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
44 Edward Road is an end-of-terrace house in Croydon (CR0 6DY). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1900-1929 and council tax band B. At 32 m² this is the smallest unit on EPC record across the building (32–141 m²). The building's EPC ratings span G to C, with this unit at the bottom. On EPC score it ranks last in the building (5 versus a best of 73). The latest certificate (November 2024) shows a G (score 5), near the bottom of the EPC scale. Earlier certificates rated it D (September 2010); the latest reading is 3 bands lower. Between certificates, hot-water efficiency dropped from Good to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would lift it to D (score 66), a 3-band jump. Main heating runs on to be used only when there is no heating/hot.
Across 2000–2025, sale prices on this property compounded at 5.5% per year. Today's modelled estimate of £210,000 is 47.5% below the 2025 sale of £400,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£1,161/sq ft) was about 355.1% above the typical sold price in the postcode. At 32 m² it sits well below the postcode median (79 m² across 35 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 8 planning records sit against the property, 5 approved, 3 refused. Past consents include an extension, partial demolition and a basement excavation, meaningful when judging how the property has evolved. Sold January 2025 for £400,000.
Before you decide
Everything you need to know about 44 Edward 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
Pick your report · from £14.99
One time fee only - money back guarantee
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.
44 Edward Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Nov 2024
EPC Rating
A
B
C
D
E
F
G
G5
Main Heating
Electric
Main Fuel
—
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 November 2034
Property Improvements
Changes detected from historical EPC data
Nov 2024from Sept 2010
EPC improved fromD61toG5
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
GasCommunity
Changed to a more efficient fuel source
Hot Water
Main SystemImmersion
Hot water system changed
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Low Energy Lighting
100%50%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 44 Edward Road, Croydon, CR0 6DY, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
8 applications on record at 44 Edward Road, Croydon, CR0 6DY
8decisions6extensions47documents50nearby
Flagged:Demolition
- Dec 2008ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of single storey rear extension to flat 1 and dormer extension in rear roof slope of flat 2
- Documents
- 6 docs on file
- Reference
- 08/03384/P
- More recent applications — locked
- DemolitionOct 2025Decision
- BasementJul 2015Decision
+ 5 more applications in the report
Unlock 44 Edward Road, Croydon, CR0 6DY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 50 notable nearby
- The 47 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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
Davidson Road — bus stop.
Closest school
0.2 km
John Wood School & Nursery. 59 schools nearby.
Nearest schools
- John Wood School & NurseryPrimary233m
- Robert Fitzroy AcademyPrimary275m
- Ark Blake AcademySecondary432m
- Broadmead Primary SchoolPrimary609m
Nearest stops
- Davidson RoadBus stop103m
- Brampton RoadBus stop232m
- Gordon CrescentBus stop322m
- Burnham GardensBus stop364m
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 6DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
40.8dB
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 GPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, 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.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 44 Edward Road is modelled from its 32 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in CR0 6DY. 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 44 Edward 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 44 Edward Road was lodged in November 2024 at band G and is valid until November 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. 8 applications are matched to 44 Edward 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 59 schools and 30 stops listed are measured in a straight line from CR0 6DY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 44 Edward Road is in council tax band B. 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 44 Edward Road, Croydon, CR0 6DY. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in CR0 6DYSold prices, values and energy ratings for the postcode
- CR 0 property marketPrices, postcodes, schools and transport across the district
- 44 Edward Road, Croydon valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales