Sold STC Semi-detached

6A

WADDON PARK AVENUE, CROYDON, GREATER LONDON CR0 4LU

3 beds 2 baths 893 sq ft Listed 26 Jun 2025 (-349d)

£450,000

Guide Price

Reduced on 22 May 2025

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Property photo

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Property details

Tenure

FREEHOLD

Floor area

83 m²

Council tax band

D

EPC rating

D

Year built

England and Wales: 1900-1929

Last sold

£438,100 Dec 2025

Price per m²

£5,422/m²

Local average

£497,449 (-9.5%)

Deprivation

Decile 4 (12,642 of 33,755)

Street crime

997 incidents within 1 mile (Apr 2026)

Key features

  • Three Bedroom Semi - Detached House
  • Two Reception Rooms
  • Two Bathrooms
  • 984 sq ft of living space
  • No Onward Chain

Additional details

Listed property
No
Restrictions
No
Required access
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

Set on the popular Waddon Park Avenue, this 1930s three-bedroom semi-detached home offers a well-proportioned layout across 984 sq ft. Neatly presented throughout, the property is clean and tidy, though some areas may benefit from modernisation, making it an ideal opportunity for those looking to add their own personal touch. The ground floor provides generous living space, while upstairs hosts three bedrooms and a family bathroom.
Located on a quiet residential street, the house is conveniently positioned for the shops, cafes, and transport links of Croydon town centre, with Waddon Station just moments away. Offered to the market with no onward chain and currently vacant, it presents a straightforward route to securing a charming family home in a well-connected area.
EPC Rating: D

Listed by

London

Neighbour Estate Agent Ltd

Reference: 163836026

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 14/09/2024

Current heating cost: £1,016/year

Potential heating cost: £612/year

Est. upgrade cost to C: £23,515

Recommendations

  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Low energy lighting for all fixed outlets (£15)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

All

Price history

Event Date Price % change
Sold 01/12/2025 (6 months ago) £438,100 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
24 COURTNEY ROAD, CROYDON, GREATER LONDON, CR0 4LS £467,000 24/11/2025 Semi-detached
3 GODSON ROAD, CROYDON, GREATER LONDON, CR0 4LT £550,000 20/11/2025 Semi-detached
63 EPSOM ROAD, CROYDON, GREATER LONDON, CR0 4NB £445,000 14/11/2025 Semi-detached
17 ALTON ROAD, CROYDON, GREATER LONDON, CR0 4LZ £580,000 18/08/2025 Semi-detached
28 WADDON COURT ROAD, CROYDON, GREATER LONDON, CR0 4AG £370,000 01/12/2023 Semi-detached
96 WADDON ROAD, CROYDON, GREATER LONDON, CR0 4JG £890,000 25/07/2023 Semi-detached
118 WADDON ROAD, CROYDON, GREATER LONDON, CR0 4JJ £316,500 03/05/2023 Semi-detached
377 PURLEY WAY, CROYDON, GREATER LONDON, CR0 4NX £360,500 09/12/2022 Semi-detached
81A WADDON PARK AVENUE, CROYDON, GREATER LONDON, CR0 4LX £295,000 21/11/2022 Semi-detached
21 BENSON ROAD, CROYDON, GREATER LONDON, CR0 4LR £440,000 28/10/2022 Semi-detached
65 WADDON PARK AVENUE, CROYDON, GREATER LONDON, CR0 4LW £570,000 18/08/2022 Semi-detached
19 WADDON CLOSE, CROYDON, GREATER LONDON, CR0 4JT £625,000 22/07/2022 Semi-detached
Same street 36 WADDON PARK AVENUE, CROYDON, GREATER LONDON, CR0 4LU £455,000 04/07/2022 Terraced
CERNEY ST LEONARDS ROAD, CROYDON, GREATER LONDON, CR0 4BN £595,000 27/06/2022 Semi-detached
95 WADDON ROAD, CROYDON, GREATER LONDON, CR0 4JH £520,000 20/06/2022 Semi-detached
Same street 62 WADDON PARK AVENUE, CROYDON, GREATER LONDON, CR0 4LU £487,000 23/05/2022 Terraced
4 ALTON ROAD, CROYDON, GREATER LONDON, CR0 4LY £540,000 25/03/2022 Semi-detached
23 BENSON ROAD, CROYDON, GREATER LONDON, CR0 4LR £388,000 11/03/2022 Semi-detached
55 BENSON ROAD, CROYDON, GREATER LONDON, CR0 4LR £540,000 28/02/2022 Semi-detached
TET-COTT ST LEONARDS ROAD, CROYDON, GREATER LONDON, CR0 4BN £575,000 23/12/2021 Semi-detached
57 WADDON PARK AVENUE, CROYDON, GREATER LONDON, CR0 4LW £475,000 10/12/2021 Semi-detached
27 GODSON ROAD, CROYDON, GREATER LONDON, CR0 4LT £555,000 01/12/2021 Semi-detached
Same street 32 WADDON PARK AVENUE, CROYDON, GREATER LONDON, CR0 4LU £295,000 02/08/2021 Flat

Street average: £412,333 (3 sales)

Area average: £504,850 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 9.5%
10y growth 23.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Croydon. Series: Semi-detached. As of March 2026.

1y (index) -0.6%
5y (index) 3.9%
10y (index) 18%

Rental Range

Estimated market rent for Croydon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,409/mo
Realistic £1,565/mo
Optimistic £1,722/mo

Based on Local Authority from postcode lookup → Croydon.

LHA (30th percentile) floor for Outer South London: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CR0 4LU

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Bus stop Epsom Road 0.1 miles
Shop Sofas and Friends 0.1 miles
Shop Poundland 0.1 miles
Train station Waddon 0.2 miles
Train station West Croydon 0.9 miles
Hospital Croydon Heart Centre 1.4 miles
Hospital Emergency Department 1.4 miles
University Horton Halls Reception 5.3 miles
University University of Wales Trinity Saint David London Campus 7.6 miles

Street-level crime

Category Count
Violence and sexual offences 256
Anti-social behaviour 227
Shoplifting 128
Public order 61
Other theft 60
Vehicle crime 59
Drugs 57
Criminal damage and arson 42
Burglary 36
Robbery 24
Theft from the person 21
Possession of weapons 13
Other crime 7
Bicycle theft 6
Total incidents 997

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
The Write Time Other 0.2 miles Good — 19 Oct 2023
The Minster Junior School Primary 0.3 miles Good — 1 Nov 2018
The Minster Nursery and Infants Church of England Academy Primary 0.3 miles Good — 17 Feb 2019
Krishna Avanti Primary School Primary 0.5 miles Good — 11 Jun 2019
Harris Primary Academy Purley Way Primary 0.5 miles Outstanding — 17 Sep 2019

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.35%
Max investor price (0.8%) £195,625
Target investor price (1%) £156,500
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).