Our Data Sources
28, Watcombe Road has 31 entries in the Land Registry , most recently in November 2025 and a single entry in the EPC database dated July 2025.
We combine this information with that of neighbouring properties to estimate the property attributes and values.
The local information is scored as 5 out of 5 and is considered of high accuracy.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 28, Watcombe Road, we estimate a market value of £455,275 and a rental value of £2,188 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £403,244 and £1,938 per month respectively.
Energy Efficiency
28, Watcombe Road has an Energy Performance Rating (EPC) of C. This is based on the most recent assessment, dated 23 Jul 2025.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Sold Prices
The most recent sale of 28, Watcombe Road completed on 28th November 2025 at £450,000 and was recorded by HM Land Registry as a freehold house.
Since 1995 the property has sold 3 times.
Values of comparable properties have dropped by 0.6% over the period since November 2025.
- Sold Nov 2025£450,000
- Sold Oct 2013£240,000
- Sold Dec 2004£168,000
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 28, Watcombe Road have sold within a radius of 360 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 26th March 2025, was 41, Watcombe Road, London, SE25 4XA, a freehold house which sold for £487,000.
Read more about house prices in SE25.
- Sold Mar 2025£487,000 | 3 Bed House41, Watcombe Road, London, SE25 4XA41, Watcombe Road, London, SE25 4XA
- Sold Apr 2024£344,000 | 3 Bed House43, Sandown Road, London, SE25 4XD43, Sandown Road, London, SE25 4XD
- Sold Sep 2023£540,000 | 3 Bed House36, Watcombe Road, London, SE25 4UZ36, Watcombe Road, London, SE25 4UZ
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
More reading links
Location Comparison
Of the 93 addresses on Watcombe Road, London, SE25, 28, Watcombe Road comes out as the 81st largest and the 83rd most expensive in our analysis of the public data.
It is also £53k more expensive than the average property across the SE25 district.
More reading links
Schools Nearby
- 100mOasis Academy Ryelands
- 600mSouth Norwood Primary
- 600mSt Mark's Church of England Primary Academy
- 300mOasis Academy Arena
- 1.0kmHarris Academy South Norwood
- 1.3kmOasis Academy Shirley Park
More reading links
Public Transport Nearby
- 700mNorwood Junction
- 1.2kmElmers End
- 1.2kmBirkbeck
Available Internet Speeds
Broadband here reaches ultrafast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Ultrafast broadband is available in the area.
Risk of Flooding
The flood risk here is rated very low, based on Environment Agency data.
