52, Watcombe Road
52, Watcombe Road
Description & Estimates
52, Watcombe Road is recorded publicly as a period freehold house across 1,054 ft2 of internal area, sitting on a 101 m2 plot.
Locally, houses of this size normally have 3 bedrooms with a garden.
Our estimate of the sale value of 52, Watcombe Road is £503,382 and its rental estimate is £2,345 per month, given the available information and assuming reasonable condition.
Watcombe Road, London, SE25 falls within the SE25 postal district, in the borough of Croydon.
Our Data Sources
52, Watcombe Road has 31 entries in the Land Registry , most recently in October 2023 and a single entry in the EPC database dated April 2023.
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 52, Watcombe Road, we estimate a market value of £528,551 and a rental value of £2,462 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £468,145 and £2,181 per month respectively.
Recent Market Change
Over the last year, 52, Watcombe Road has seen its estimated sale value fall by £1,539 (0.3%) and its estimated rental value move up by £86 per month (3.7%). This results in an estimated gross rental yield of 5.6%.
Plot Size
HM Land Registry records the plot of land for 52, Watcombe Road as measuring 101 m2.
That makes it the 24th largest plot in the postcode, where 36 of the 46 other houses have recorded plot data.
Energy Efficiency
52, Watcombe Road has an Energy Performance Rating (EPC) of C. This is based on the most recent assessment, dated 21 Apr 2023.
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 52, Watcombe Road completed on 27th October 2023 at £560,000 and was recorded by HM Land Registry as a freehold house.
Since 1995 the property has sold 3 times.
Values of comparable properties have risen by 1.6% over the period since October 2023.
- Sold Oct 2023£560,000
- Sold Jan 2004£174,000
- Sold Dec 1998£72,500
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 52, Watcombe Road have sold within a radius of 380 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 27th March 2026, was 58, Watcombe Road, London, SE25 4UZ, a freehold house which sold for £500,000.
Read more about house prices in SE25.
•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, 52, Watcombe Road comes out as the 22nd largest and the 22nd most expensive in our analysis of the public data.
It is also £123k 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
From 52, Watcombe Road, the nearest station is Norwood Junction, 700 metres away.
- 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.
