Model valuation£417,0008 Busby Close
Local market context
13 Adams Way, Croydon, CR0 6XN
1 planning record
Estimated value
£240,000
- Since the 2010 sale (£153,000)+57%
- Against CR0 6XN's recent median (£185,000)+30%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Bedrooms
2
Bathroom
1
Floor area
53 m²
570 sq ft
Energy rating
D
Score 62
Council tax
Band C
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
£240,000
- Against its 2010 sale (£153,000)+57%
- Against CR0 6XN's recent median (£185,000)+30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Adams Way is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 6XN. 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
53 m² from the EPC lodged in October 2025
Sales of this home
1 sale recorded, the latest in 2010
Recent sales in CR0 6XN
5 sales, median £185,000 (2023–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
13 Adams Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 March 2010Most recent
£153,000
Median price across the last 5 sales in CR0 6XN: £185,000 (2023–2015).
What this page doesn't show
2 potential issues have already been flagged for 13 Adams Way, Croydon, CR0 6XN. 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 13 Adams Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Adams Way is a two-bedroom mid-terrace house in Croydon (CR0 6XN). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (October 2025) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in September 2009 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Average and main heating went from Very Poor to Poor; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 80). Main heating runs on electricity. At 53 m² this is the 14th smallest of 21 units on EPC record in the building, where floor areas span 26–57 m². The building's EPC ratings span E to C across 21 units on file. The home occupies a cul-de-sac position.
It hasn't traded since March 2010, a hold of 16 years that's notably long for the area. At 53 m² the property is well over the postcode median (41 m² across 20 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £240,000 sits 56.9% above the 2010 sale of £153,000. One historical planning record sits against the property in 2020.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- ParkingAllocated
- Cul-de-sacYes
Before you decide
Everything you need to know about 13 Adams Way
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.
13 Adams Way's carbon output is low for the local stock.
Current Certificate(1 of 3)
Oct 2025
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
0.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 October 2035
Property Improvements
Changes detected from historical EPC data
May 2012from Sept 2009
EPC improved fromE52toC72
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Heating Controls
Prog + StatManual
Heating controls changed
Hot Water
PoorAverage
Hot water efficiency improved
Oct 2025from May 2012
EPC improved fromC72toD62
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualThermostat
Heating controls upgraded for better temperature management
Planning history
Applications and permits filed against 13 Adams Way, Croydon, CR0 6XN, sourced from the PlanIt planning register.
1 application on record at 13 Adams Way, Croydon, CR0 6XN
1decisions6documents50nearby
- Aug 2020OutlineOutcome in report
Use a small part of the house as a home office.
- Documents
- 6 docs on file
- Reference
- 20/03220/LP
Unlock 13 Adams Way, Croydon, CR0 6XN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 50 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Adams Way homes
Four headline reads against 20 similar flats on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 13 Adams Way runs comfortably ahead of the street norm.
Price per m²
£2,887
Street avg £3,377
Floor Area
53 m²
Street avg 41 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
0.8 t/year
Street avg 2.1 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
0.3 km
Christie Drive — bus stop.
Closest school
0.3 km
St Thomas Becket Catholic Primary School. 54 schools nearby.
Nearest schools
- St Thomas Becket Catholic Primary SchoolPrimary323m
- Woodside Primary SchoolPrimary378m
- Robert Fitzroy AcademyPrimary453m
- John Wood School & NurseryPrimary577m
Nearest stops
- Christie DriveBus stop283m
- Christie DriveBus stop289m
- Beckford RoadBus stop297m
- Towpath WayBus stop346m
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 6XN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
40.2dB
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
Late 20th century1st Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, 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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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 13 Adams Way is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 6XN. 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 13 Adams Way. 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 13 Adams Way was lodged in October 2025 at band D and is valid until October 2035. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 13 Adams Way. 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 54 schools and 30 stops listed are measured in a straight line from CR0 6XN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Adams Way is in council tax band C. 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 13 Adams Way, Croydon, CR0 6XN. Each answer is also embedded as structured data for search engines.
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- Every home in CR0 6XNSold prices, values and energy ratings for the postcode
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