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Is this the right price? What homes are worth today and by type, what sold, what a home costs to run, and the risks to ask about before an offer.
| Home type, 2025 | Typical price | Middle half sold between | Sales |
|---|---|---|---|
| Semi-detached | £635,500 | £603k – £788k | 18 |
| Terraced | £549,000 | £488k – £579k | 38 |
| Flat | £208,000 | £200k – £295k | 9 |
A quick check on an asking price: multiply the floor area on the home's energy certificate by £4,808/m². 90 m² comes to about £433k; condition, garden, parking and the street move it either way. Check an asking price →
Estimate: standard sales since 2021 brought up to today on the like-for-like index; sale prices from HM Land Registry. How accurate the estimates are.
5 of 40 streets in Addiscombe East where the typical sale since 2021 was £400k or less.
| Street | Typical price | Sales | Mostly |
|---|---|---|---|
| Northampton Road CR0 | £389k | 20 | Flat |
| Tenterden Gardens CR0 | £376k | 2 | Flat |
| Pavement Square CR0 | £351k | 2 | Flat |
| Teevan Close CR0 | £340k | 3 | Flat |
| Colworth Road CR0 | £269k | 3 | Flat |
Standard sales since January 2021, streets with at least two. Mixes home types: a street of flats looks cheaper than one of houses.
| 81, Northampton RoadCR0 7HD | 7 Aug 2026 | £792,500 | Semi-detached |
|---|---|---|---|
| 58, Craigen AvenueCR0 7JN | 23 Jul 2026 | £612,500 | Terraced |
| 59, Wydehurst RoadCR0 6NJ | 22 Jul 2026 | £537,500 | Terraced |
| 23, Woodside Court RoadCR0 6RW | 10 Jul 2026 | £452,500 | Semi-detached |
| 48, Shirley Park RoadCR0 7EU | 10 Jul 2026 | £545,000 | Terraced |
| 17, Carlyle RoadCR0 7HN | 10 Jul 2026 | £870,000 | Detached |
| 7, Greencourt AvenueCR0 7LD | 26 Jun 2026 | £670,000 | Semi-detached |
| 79, Ashburton AvenueCR0 7JJ | 17 Jun 2026 | £585,000 | Terraced |
| 30, Sherwood RoadCR0 7DH | 11 Jun 2026 | £545,000 | Terraced |
| Flat 2, 15, Northampton RoadCR0 7HB | 1 Jun 2026 | £355,000 | Flat · leasehold |
| 21, Craigen AvenueCR0 7JP | 29 May 2026 | £615,000 | Terraced |
| 9, Baring RoadCR0 7DD | 28 May 2026 | £520,000 | Terraced |
| 16, Compton RoadCR0 7JA | 18 May 2026 | £650,000 | Terraced |
| 56, Selwood RoadCR0 7JR | 1 May 2026 | £583,000 | Terraced |
| 8, Cheyne WalkCR0 7HG | 17 Apr 2026 | £920,000 | Detached |
| 85, Teevan RoadCR0 6RQ | 27 Mar 2026 | £475,000 | Terraced |
| 12, Baring RoadCR0 7DD | 27 Mar 2026 | £555,000 | Terraced |
| 334, Lower Addiscombe RoadCR0 7AF | 13 Mar 2026 | £430,000 | Terraced |
| 40, Baring RoadCR0 7DD | 27 Feb 2026 | £550,164 | Terraced |
| 14, Fernhurst RoadCR0 7DG | 27 Feb 2026 | £560,000 | Terraced |
| 22, Northampton RoadCR0 7HA | 27 Feb 2026 | £835,000 | Semi-detached |
| 4, Annandale RoadCR0 7HP | 27 Feb 2026 | £610,000 | Semi-detached |
| 7, Wydehurst RoadCR0 6NJ | 5 Feb 2026 | £540,000 | Terraced |
| 27, Kingscote RoadCR0 7DP | 14 Jan 2026 | £525,000 | Terraced |
| 2, Bingham RoadCR0 7EB | 6 Jan 2026 | £750,000 | Semi-detached |
| Addiscombe East | Croydon | England and Wales | |
|---|---|---|---|
| Council tax bands E–H | 58% | 27% | 19% |
| Rated A or B | 4% | 9% | 12% |
| Rated E, F or G | 25% | 17% | 16% |
| Gas use per home (kWh a year) | 15,104 | 12,852 | 11,043 |
| Electricity use per home (kWh a year) | 3,569 | 3,299 | 3,166 |
| Homes on mains gas | 97% | 89% | 86% |
| Households in fuel poverty | 9% | 10% | 10% |
MHCLG council tax and energy certificates; DESNZ gas and electricity use and fuel poverty.
| Addiscombe East | Croydon | England and Wales | |
|---|---|---|---|
| Postcodes with homes at medium/high flood risk | 0% | 3% | 3% |
| Crimes per 1,000 residents a year | 82 | 108 | 99 |
| Change over two years | -19% | -2% | 0% |
| Postcodes where 5%+ of homes are above the radon action level | 26% | 6% | 17% |
| Postcodes in a coal mining high-risk area | 0% | 0% | 5% |
| Postcodes in an area with moderate or significant shrink-swell clay | 100% | 100% | 60% |
| Postcodes above the WHO road noise level | 44% | 50% | 48% |
| Postcodes above the WHO aircraft noise level | 0% | 0% | 2% |
| Postcodes with homes below 10 Mbit/s | 0% | 0% | 1% |
Environment Agency (© Environment Agency copyright and/or database right 2026), UKHSA/BGS, Coal Authority, Defra noise maps, police.uk, Ofcom. One home's own checks are on its postcode's Buying page.
Where homes cost more or less around Addiscombe East, how values moved and the risks, side by side.
| Sanderstead | £678k | £5,375 | +28% | 112 | 34 | 0% |
|---|---|---|---|---|---|---|
| Woodcote | £644k | £5,278 | +25% | 101 | 62 | 0% |
| Upper Norwood | £625k | £5,476 | +32% | 81 | 58 | 0% |
| Shirley East | £609k | £5,135 | +33% | 48 | 68 | 0% |
| Selsdon | £583k | £5,211 | +35% | 102 | 57 | 0% |
| Kenley South | £582k | £5,221 | +34% | 69 | 44 | 4% |
| Woodmansterne | £562k | £5,299 | +37% | 102 | 46 | 0% |
| Selsdon Park & Hamsey Green | £551k | £5,312 | +39% | 77 | 41 | 0% |
| Addiscombe East (this one) | £550k | £4,562 | +30% | 67 | 82 | 0% |
| Old Coulsdon | £549k | £5,478 | +40% | 93 | 50 | 0% |
| Shirley West | £533k | £5,052 | +25% | 91 | 93 | 0% |
| Norbury West | £480k | £5,329 | +31% | 66 | 110 | 5% |
| South Norwood Park | £480k | £5,261 | +45% | 80 | 86 | 4% |
| Thornton Heath North East | £476k | £4,921 | +34% | 95 | 67 | 0% |
| Norbury East | £472k | £4,848 | +24% | 58 | 85 | 4% |
| Kenley North | £468k | £5,069 | +32% | 109 | 60 | 15% |
| Coulsdon | £465k | £5,071 | +31% | 126 | 94 | 0% |
| West Thornton North | £459k | £4,318 | +38% | 53 | 138 | 0% |
| Monks Orchard | £457k | £5,293 | +31% | 118 | 59 | 6% |
| Purley Central | £443k | £5,000 | +24% | 154 | 105 | 13% |
| Crystal Palace Triangle | £441k | £6,378 | +23% | 140 | 107 | 0% |
| Addiscombe North | £438k | £4,946 | +32% | 111 | 63 | 0% |
| Woodside & Ashburton | £422k | £5,118 | +36% | 96 | 89 | 0% |
| Park Hill & Lloyd Park | £419k | £5,032 | +20% | 85 | 60 | 0% |
| Thornton Heath West | £413k | £4,580 | +49% | 67 | 87 | 0% |
| Purley North | £411k | £4,919 | +22% | 120 | 84 | 20% |
| New Addington Central | £403k | £4,691 | +32% | 51 | 75 | 0% |
| Forestdale | £398k | £4,725 | +34% | 161 | 58 | 0% |
| Thornton Heath Central | £397k | £4,780 | +41% | 55 | 172 | 0% |
| Waddon South | £394k | £4,892 | +24% | 77 | 114 | 0% |
| West Thornton South & Ampere Way | £390k | £4,850 | +32% | 53 | 119 | 0% |
| New Addington South | £388k | £4,507 | +45% | 31 | 120 | 0% |
| Thornton Heath North West | £387k | £5,042 | +32% | 90 | 93 | 0% |
| South Norwood Central | £383k | £5,235 | +31% | 81 | 119 | 0% |
| Broad Green & Waddon Marsh | £380k | £4,636 | +24% | 51 | 144 | 0% |
| Croham | £379k | £5,147 | +24% | 133 | 99 | 15% |
| Addiscombe West | £362k | £4,931 | +24% | 128 | 119 | 0% |
| South Norwood Hill | £360k | £5,357 | +36% | 96 | 109 | 0% |
| Selhurst North | £351k | £4,917 | +35% | 108 | 106 | 1% |
| New Addington North | £340k | £3,913 | +31% | 30 | 70 | 0% |
| Croydon Minster & Waddon North | £321k | £4,745 | +15% | 134 | 228 | 18% |
| Selhurst South & West Croydon | £278k | £4,611 | +8% | 69 | 265 | 0% |
| South End & St Peter's Road | £276k | £4,748 | +20% | 94 | 212 | 25% |
| University Hospital & Queen's Road | £273k | £4,407 | +24% | 56 | 145 | 0% |
| Central Croydon | £214k | £5,128 | -1% | 69 | 418 | 1% |
Greyed rows are non-standard transfers (e.g. repossessions, buy-to-let portfolios, company sales).
Sort by any column; open a neighbourhood for the same view.
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