The Willows is a three-bedroom detached house in Croydon, Royston, Royston (SG8 0EF). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1976-1982 and council tax band E. The latest certificate (July 2020) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to A (score 98), a 3-band jump. Main heating runs on oil. Other recorded features include notable views.
Sale prices here have outpaced England HPI: 6.2% per year against 0% for the wider region. It changed hands recently, sold August 2025 for £535,000. At 110 m² it sits well below the postcode median (169 m² across 3 EPCs), making it one of the more compact homes locally.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Recommended upgrades on file would lift this property by multiple EPC bands.
The Willows has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
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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Price for The Willows has grown more than fourfold since the 1996 starting point.
£522,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.2% per year over 29 years.
£535,000
Growth on file: 6.2% per year over 29 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
The Willows outperforms the street on epc rating by a wide margin.
EPC Rating
61 (D)
Street avg 39 (E)
Floor Area
110 m²
Street avg 207 m²
CO₂ Emissions
5.2 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
4 August 2025Most recent
£535,000
+463.2%over 28 years30 August 1996
£95,000
Median price across the last 2 sales in SG8 0EF: £657,500 (2016–1999).

Street avg 14.1 t/year
Habitable Rooms
6 rooms
Street avg 8 rooms
SG8 0LP
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The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
38.1dB