Model valuation£417,0008 Busby Close
Local market context
12 Middlefields, Croydon, CR0 9LF
1 planning record
Estimated value
£395,000
- Since the 2004 sale (£185,000)+114%
- Against CR0 9LF's recent median (£370,000)+7%
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
End terrace
Habitable rooms
5
From EPC
Floor area
73 m²
786 sq ft
Energy rating
D
Score 65
Council tax
Band D
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
£395,000
- Against its 2004 sale (£185,000)+114%
- Against CR0 9LF's recent median (£370,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Middlefields is modelled from its 73 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 9LF. 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
73 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2004
Recent sales in CR0 9LF
5 sales, median £370,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
12 Middlefields valuation sits well clear of the typical sold price in this postcode.
Sales timeline
9 January 2004Most recent
£185,000
Median price across the last 5 sales in CR0 9LF: £370,000 (2025–2024).
What this page doesn't show
1 potential issue has already been flagged for 12 Middlefields, Croydon, CR0 9LF. The detail, evidence and what to ask about it are in the Risks Report.
- A planning decision worth checkingIn 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 12 Middlefields
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Middlefields is an end-of-terrace house in Croydon (CR0 9LF). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2025) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump.
Held since January 2004 — that's 23 years off the open market, well above the local norm. Today's modelled estimate of £395,000 sits 113.5% above the 2004 sale of £185,000. One planning record on file: HMO conversion refused in 2024.
Before you decide
Everything you need to know about 12 Middlefields
The true value, the hidden risks and the full sale history, in one report.
A planning decision worth checking
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jun 2025EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 June 2035
Planning history
Applications and permits filed against 12 Middlefields, Croydon, CR0 9LF, sourced from the PlanIt planning register.
A HMO conversion application was refused at 12 Middlefields in 2024.
1 application on record at 12 Middlefields, Croydon, CR0 9LF
1decisions12documents3nearby
Flagged:HMO conversion
- Dec 2024HMOFullOutcome in report
Change of use of a three-bedroom single dwelling house (Use Class C3) into a three bedroom House in Multiple Occupation (Use Class C4) for up to four persons.
- Documents
- 12 docs on file
- Reference
- 24/03401/FUL
Unlock 12 Middlefields, Croydon, CR0 9LF'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 3 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Middlefields homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 12 Middlefields runs comfortably ahead of the street norm.
Price per m²
£2,534
Street avg £4,271
Floor Area
73 m²
Street avg 72 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.0 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.
Crime
1692/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Monks Hill — bus stop.
Closest school
0.5 km
The Quest Academy. 20 schools nearby.
Nearest schools
- The Quest AcademySecondary534m
- Forestdale Primary SchoolPrimary572m
- Quest Primary SchoolPrimary597m
- Courtwood Primary SchoolPrimary647m
Nearest stops
- Monks HillBus stop171m
- Sorrel BankBus stop194m
- Peacock GardensBus stop212m
- Pixton Way SelsdonBus stop213m
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 9LF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
40.4dB
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 2 HomeBuyer Report
Late 20th centuryEnd-Terrace HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£384k
1 Bowens Wood, Linton Glade
CR0 9LQ
£380k
1 Brierley, New Addington
CR0 9DP
£378k
1 Middlefields
CR0 9LF
3 bed1 bath
£375k
1 Charlwood, The Green
CR0 9AT
£375k
1 Fairacres, Bardolph Avenue
CR0 9JY
3 bed
£427k
1 Ladygrove, Pixton Way
CR0 9LR
3 bed1 bath
£350k
1 Foxcombe, New Addington
CR0 9EX
3 bed
£339k
1 Markfield, Court Wood Lane
CR0 9HH
2 bed1 bath
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 12 Middlefields is modelled from its 73 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CR0 9LF. 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 12 Middlefields. 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 12 Middlefields was lodged in June 2025 at band D and is valid until June 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Middlefields. 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 20 schools and 30 stops listed are measured in a straight line from CR0 9LF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Middlefields 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 12 Middlefields, Croydon, CR0 9LF. 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 9LFSold prices, values and energy ratings for the postcode
- CR 0 property marketPrices, postcodes, schools and transport across the district
- 12 Middlefields, 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