Model valuation£417,0008 Busby Close
Local market context
45 Adams Way, Croydon, CR0 6XN
4 sales on record
Estimated value
£176,000
- Since the 2022 sale (£185,000)-5%
- Against CR0 6XN's recent median (£158,775)+11%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
1
From EPC
Floor area
27 m²
291 sq ft
Energy rating
D
Score 66
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
£176,000
- Against its 2022 sale (£185,000)-5%
- Against CR0 6XN's recent median (£158,775)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Adams Way is modelled from its 27 m² EPC floor area, its 4 recorded sales 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
27 m² from the EPC lodged in October 2024
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in CR0 6XN
5 sales, median £158,775 (2023–2014)
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.
45 Adams Way has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
16 December 2022Most recent
£185,000
+83.2%over 17 years5 October 2005
£101,000
+102.2%over 5 years29 March 2000
£49,950
+66.8%over 2 years10 April 1997
£29,950
Median price across the last 5 sales in CR0 6XN: £158,775 (2023–2014).
What this page doesn't show
2 potential issues have already been flagged for 45 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
One time fee only - money back guarantee
About 45 Adams Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Adams Way is an end-of-terrace house in Croydon (CR0 6XN). It has a recorded floor area of 27 m² (around 291 sq ft), construction records dating it to 1983-1990 and council tax band B. The latest certificate (October 2024) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since April 2009. Between certificates, roof efficiency went from Average to Good and window efficiency went from Poor to Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on electricity. At 27 m² this is the 2nd 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.
At 27 m² it sits well below the postcode median (52 m² across 20 EPCs), making it one of the more compact homes locally. Across 1997–2022, sale prices on this property compounded at 7.3% per year. On a £-per-square-foot basis, the last sale (£637/sq ft) was about 157.3% above the typical sold price in the postcode. Sold December 2022 for £185,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 45 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.
45 Adams Way's carbon output is low for the local stock.
Current Certificate(1 of 3)
Oct 2024
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 October 2034
Property Improvements
Changes detected from historical EPC data
May 2020from Apr 2009
Hot Water
AveragePoor
Hot water efficiency decreased
Low Energy Lighting
0%100%
More low energy lighting installed
Oct 2024from May 2020
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
100%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 45 Adams Way, Croydon, CR0 6XN, sourced from the PlanIt planning register.
45 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 price per m², 45 Adams Way stands well clear of the street.
Price per m²
£6,852
Street avg £3,179
Floor Area
27 m²
Street avg 42 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
1.5 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 century2nd Floor FlatEPC DNo 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 45 Adams Way is modelled from its 27 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 45 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 45 Adams Way was lodged in October 2024 at band D and is valid until October 2034. 3 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 45 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
- 45 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 45 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
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