32, Watcombe Road
32, Watcombe Road
Description & Estimates
Public records show 32, Watcombe Road to be a period freehold house with 949 ft2 of internal area, sitting on a 102 m2 plot.
In this area, houses of this size normally have 3 bedrooms with a garden.
32, Watcombe Road has an estimated sale value of £477,538 and an estimated rental value of £2,252 per month, assuming reasonable condition and based on the information available.
Watcombe Road, London, SE25 lies in the borough of Croydon, within the SE25 postal district.
Our Data Sources
32, Watcombe Road has a single entry in the Land Registry from July 2009 and a single entry in the EPC database dated March 2009.
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
In very good condition, we estimate 32, Watcombe Road would be worth £501,415, with a potential rental value of £2,365 per month.
If substantial cosmetic improvements are needed, the estimated sale value falls to £444,110, with a rental value of £2,095 per month.
The extent to which decoration affects a property's value depends on its type, size and location.
Recent Market Change
The estimated sale value of 32, Watcombe Road has declined by £1,460 (0.3%) over the last year. During the same period, its estimated monthly rental value has climbed by £83 (3.7%). The property's estimated gross yield is currently 5.7%.
Plot Size
32, Watcombe Road occupies a 102 m2 plot as recorded by HM Land Registry.
Of the 46 other houses in this postcode, 36 have recorded plot sizes, and this one ranks as the 21st largest.
Energy Efficiency
32, Watcombe Road has an Energy Performance Rating (EPC) of E. This is based on the most recent assessment, dated 25 Mar 2009.
The property is connected to mains gas and has partial double glazing. It is heated using Boiler and radiators, mains gas.
Sold Prices
32, Watcombe Road last changed hands on 27th July 2009, selling for £167,500. The transaction was logged as a freehold house by HM Land Registry.
That is its only recorded sale since 1995.
The market for similar properties has risen by 125.5% since July 2009.
- Sold Jul 2009£167,500
Similar Properties Sold Nearby
Land Registry records and our Estate Agent network show 3 sales of comparable properties within 360 metres of 32, Watcombe Road across the last 2 years.
Most recently, 59, Sandown Road, London, SE25 4XD, a freehold house, sold at £600,000 on the 14th July 2025.
Read more about house prices in SE25.
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
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Location Comparison
Our analysis of the public data ranks 32, Watcombe Road as the 25th largest and the 27th most expensive of the 93 addresses on Watcombe Road, London, SE25.
Against the SE25 postcode district average, it is £97k more expensive than the typical property.
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
Norwood Junction station is the nearest stop to 32, Watcombe Road at 700 metres away.
- 700mNorwood Junction
- 1.2kmElmers End
- 1.2kmBirkbeck
Available Internet Speeds
Ofcom's latest figures show ultrafast broadband available in this area.
According to recent data from Ofcom, Ultrafast broadband is available in the area.
Risk of Flooding
Environment Agency data suggests this area has a very low risk of flooding.
