Croydon House Farm is a six-bedroom detached house in Croydon, Royston, Royston (SG8 0EF). It has a recorded floor area of 327 m² (around 3520 sq ft), construction records dating it to before 1900 and council tax band G. There is a swimming pool on the plot, uncommon for the area. Other recorded features include a self-contained annexe, outbuildings, attached land beyond the plot and a basement. The latest certificate (February 2015) shows an F (score 26), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 74), a 3-band jump. Main heating runs on oil. The latest certificate is from February 2015, so improvements made since then won't be reflected.
Sale prices here have outpaced England HPI: 4% per year against 0% for the wider region. Today's modelled estimate of £1,105,000 is 27.7% above the 2016 sale price. At 327 m² the property is well over the postcode median (125 m² across 3 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Last sold in July 2016, so it's been off the market for around 10 years. 2 planning records sit against the property, 0 approved, 2 refused.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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Croydon House Farm's carbon output runs well above what efficient homes in the postcode produce.
This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2025
Conversion of Existing Farm Buildings to Form 7 Holiday Lets with Associated Parking.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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£1,105,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.0% per year over 17 years.
£865,000
Growth on file: 4.0% per year over 17 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Croydon House Farm is notably below the street on epc rating.
EPC Rating
26 (F)
Street avg 51 (E)
Floor Area
327 m²
Street avg 135 m²
CO₂ Emissions
26.0 t/year
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.

Daytime· 07:00 – 23:00
44.5dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Conversion of Existing Farm Buildings to Form 9 Holiday Let Units with Associated Parking
26 July 2016Most recent
£865,000
+92.2%over 16 years30 November 1999
£450,000
Median price across the last 2 sales in SG8 0EF: £315,000 (2025–1996).

Street avg 7.2 t/year
Habitable Rooms
12 rooms
Street avg 6 rooms
SG8 0JX
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Night-time· 23:00 – 07:00
38.1dB