Model valuation£417,0008 Busby Close
Local market context
25 South Croxted Road, Lambeth, London, SE21 8AZ
3 sales on record1 planning record
Estimated value
£708,000
- Since the 2018 sale (£620,000)+14%
- Against SE21 8AZ's recent median (£1,400,000)-49%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Bedrooms
3
Bathrooms
2
Floor area
94 m²
1012 sq ft
Energy rating
E
Score 53
Council tax
Band D
Tenure
Freehold
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
£708,000
- Against its 2018 sale (£620,000)+14%
- Against SE21 8AZ's recent median (£1,400,000)-49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 South Croxted Road is modelled from its 94 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in SE21 8AZ. 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
94 m² from the EPC lodged in July 2014
Sales of this home
3 sales recorded, the latest in 2018
Recent sales in SE21 8AZ
5 sales, median £1,400,000 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
Sale price has at least doubled since 2006.
Sales timeline
2 November 2018Most recent
£620,000
+79.7%over 9 years2 July 2009
£345,000
+38.0%over 3 years10 February 2006
£249,995
Median price across the last 5 sales in SE21 8AZ: £1,400,000 (2026–2020).
Nearby sales in SE21 8AZ
39 South Croxted Road, Lambeth, London, SE21 8AZ
Sold Jan 2026
£1,230,00037 South Croxted Road, Lambeth, London, SE21 8AZ
Sold Aug 2024
£1,565,05545 South Croxted Road, Lambeth, London, SE21 8AZ
Sold Oct 2022
£1,400,0003 South Croxted Road, Lambeth, London, SE21 8AZ
Sold Jun 2021
£1,271,30013 South Croxted Road, Lambeth, London, SE21 8AZ
Sold Nov 2020
£1,500,000
What this page doesn't show
1 potential issue has already been flagged for 25 South Croxted Road, Lambeth, London, SE21 8AZ. The detail, evidence and what to ask about it are in the Risks 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 25 South Croxted Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 South Croxted Road is a three-bedroom semi-detached house in Lambeth, London, London (SE21 8AZ). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to before 1900 and council tax band D. Tenure is freehold. The latest certificate (July 2014) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2009. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Very Good; while window efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Very Good to Average. The recommended improvements would lift it to C (score 79), a 2-band jump. The latest certificate is from July 2014, so improvements made since then won't be reflected. Period features are noted in the property record.
At 94 m² it sits well below the postcode median (180 m² across 17 EPCs), making it one of the more compact homes locally. Across 2006–2018, sale prices on this property compounded at 7.4% per year. Today's modelled estimate of £708,000 is 14.2% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£613/sq ft) was about 62.7% above the typical sold price in the postcode. Sold November 2018 for £620,000. One historical planning record sits against the property in 2025.
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
- Bedrooms3
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
Building
- TenureFreehold
- Heating systemGas
- Period featuresYes
Before you decide
Everything you need to know about 25 South Croxted Road
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Jul 2024
Current Certificate(1 of 2)
Jul 2014
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 July 2024
Property Improvements
Changes detected from historical EPC data
Jul 2014from Mar 2009
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Very GoodAverage
Hot water efficiency decreased
Low Energy Lighting
0%70%
More low energy lighting installed
Planning history
Applications and permits filed against 25 South Croxted Road, Lambeth, London, SE21 8AZ, sourced from the PlanIt planning register.
1 application on record at 25 South Croxted Road, Lambeth, London, SE21 8AZ
1decisions3documents1nearby
- Mar 2025Tree WorksTreesOutcome in report
Back Garden: T1 Silver Birch [height 13m, crown spread 6m]: FELL.
- Documents
- 3 docs on file
- Reference
- 25/00449/TCA
Unlock 25 South Croxted Road, Lambeth, London, SE21 8AZ'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 1 notable nearby
- The 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other South Croxted Road homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 25 South Croxted Road lags the street by a wide margin.
EPC Rating
53 (E)
Street avg 58 (D)
Floor Area
94 m²
Street avg 97 m²
CO₂ Emissions
5.3 t/year
Street avg 4.4 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Rail-style transport is unusually close for this postcode.
Crime
66/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
South Croxted Road — bus stop.
Closest school
0.3 km
Elm Wood School. 58 schools nearby.
Nearest schools
- Elm Wood SchoolPrimary316m
- Kingsdale Foundation SchoolSecondary455m
- Dulwich Wood Primary SchoolPrimary604m
- Kingswood Primary SchoolPrimary857m
Nearest stops
- South Croxted RoadBus stop100m
- Park Hall RoadBus stop118m
- Park Hall Road / Rosendale RoadBus stop213m
- Ildersly GroveBus stop217m
Most reported crime locally
- Violence & Sexual Offences290 reports24%
- Vehicle Crime203 reports17%
- Anti-social Behaviour162 reports14%
- Other Theft126 reports11%
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 SE21 8AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
41.4dB
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 3 Building Survey
Victorian-era1st Floor MaisonetteFreeholdEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£653k
1 Kennoldes, Croxted Road, Southwark
SE21 8SS
3 bed1 bath
£904k
1 Birkbeck Hill, Lambeth
SE21 8JS
3 bed1 bath
£993k
1 Loggetts, Alleyn Park, Southwark
SE21 8AS
3 bed
£1.0m
1 Coney Acre, Lambeth
SE21 8LL
3 bed1 bath
£719k
1 Chalford Road, Lambeth
SE21 8BX
2 bed
£671k
1 Lincoln Mews, Thurlow Park Road, Lambeth
SE21 8HP
2 bed2 bath
£766k
1 Charles Nex Mews, Lambeth
SE21 8HW
2 bed2 bath
£538k
1 Elmworth Grove, Lambeth
SE21 8RA
2 bed
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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 25 South Croxted Road is modelled from its 94 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in SE21 8AZ. 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. 3 sales are recorded for 25 South Croxted 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 25 South Croxted Road was lodged in July 2014 at band E and expired in July 2024, so a new one is needed to sell or let. 2 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 25 South Croxted 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 18 months, which places each incident at an approximate point. The 58 schools and 30 stops listed are measured in a straight line from SE21 8AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 South Croxted Road 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 25 South Croxted Road, Lambeth, London, SE21 8AZ. Each answer is also embedded as structured data for search engines.
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- Every home in SE21 8AZSold prices, values and energy ratings for the postcode
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- 25 South Croxted Road, Lambeth, London valuationHow the estimate is built and what moves it
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