Model valuation£417,0008 Busby Close
Local market context
25 Adams Way, Croydon, CR0 6XN
Estimated value
£169,000
- Since the 2004 sale (£95,000)+78%
- Against CR0 6XN's recent median (£185,000)-9%
Newest record on this page: May 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Habitable rooms
1
From EPC
Floor area
28 m²
301 sq ft
Energy rating
C
Score 70
Council tax
Band B
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
£169,000
- Against its 2004 sale (£95,000)+78%
- Against CR0 6XN's recent median (£185,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Adams Way is modelled from its 28 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
28 m² from the EPC lodged in May 2024
Sales of this home
1 sale recorded, the latest in 2004
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 | 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.
25 Adams Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
7 September 2004Most recent
£95,000
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 25 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 25 Adams Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Adams Way is a semi-detached house in Croydon (CR0 6XN). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1983-1990 and council tax band B. At 28 m² this is the 3rd 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, with this unit at the top. The latest certificate (May 2024) shows a C (score 70). When first surveyed in September 2011 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Poor to Very Poor. Main heating runs on electricity.
It hasn't traded since September 2004, a hold of 22 years that's notably long for the area. Today's modelled estimate of £169,000 sits 77.9% above the 2004 sale of £95,000. On a £-per-square-foot basis, the last sale (£315/sq ft) was about 30.8% above the typical sold price in the postcode. At 28 m² it sits well below the postcode median (52 m² across 20 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 25 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.
Current Certificate(1 of 2)
May 2024
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Valid until 19 May 2034
Property Improvements
Changes detected from historical EPC data
May 2024from Sept 2011
EPC improved fromD64toC70
Hot Water
PoorVery Poor
Hot water efficiency decreased
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
17%100%
More low energy lighting installed
Planning history
Applications and permits filed against 25 Adams Way, Croydon, CR0 6XN, sourced from the PlanIt planning register.
25 Adams Way has no planning applications on record.
50
But the area is active
50 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Adams Way homes
Four headline reads against 20 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 25 Adams Way runs well behind the street norm.
Price per m²
£3,393
Street avg £3,352
Floor Area
28 m²
Street avg 42 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
1.9 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 centuryGround Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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 25 Adams Way is modelled from its 28 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 25 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 25 Adams Way was lodged in May 2024 at band C and is valid until May 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 25 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
- 25 Adams Way 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 25 Adams Way, Croydon, CR0 6XN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in CR0 6XNSold prices, values and energy ratings for the postcode
- CR 0 property marketPrices, postcodes, schools and transport across the district
- 25 Adams Way, 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