7, Watcombe Road
7, Watcombe Road
Description & Estimates
Public records show 7, Watcombe Road to be a period freehold house with 947 ft2 of internal area, sitting on a 115 m2 plot.
In this area, houses of this size normally have 3 bedrooms with a garden.
7, Watcombe Road has an estimated sale value of £480,065 and an estimated rental value of £2,251 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
7, Watcombe Road has 2 entries in the Land Registry , most recently in January 2021 and a single entry in the EPC database dated January 2026.
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 7, Watcombe Road would be worth £504,068, with a potential rental value of £2,364 per month.
If substantial cosmetic improvements are needed, the estimated sale value falls to £446,461, with a rental value of £2,094 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 7, Watcombe Road has declined by £1,468 (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 5.6%.
Plot Size
7, Watcombe Road occupies a 115 m2 plot as recorded by HM Land Registry.
Of the 46 other houses in this postcode, 34 have recorded plot sizes, and this one ranks as the 7th largest.
Energy Efficiency
7, Watcombe Road has an Energy Performance Rating (EPC) of C. This is based on the most recent assessment, dated 15 Jan 2026.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Sold Prices
7, Watcombe Road last changed hands on 18th January 2021, selling for £485,000. The transaction was logged as a freehold house by HM Land Registry.
In total it has sold twice since 1995.
The market for similar properties has risen by 8.2% since January 2021.
- Sold Jan 2021£485,000
- Sold Jan 2016£400,000
Similar Properties Sold Nearby
Land Registry records and our Estate Agent network show 3 sales of comparable properties within 360 metres of 7, 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 7, Watcombe Road as the 26th largest and the 26th most expensive of the 93 addresses on Watcombe Road, London, SE25.
Against the SE25 postcode district average, it is £99k more expensive than the typical property.
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Schools Nearby
- 100mOasis Academy Ryelands
- 600mSouth Norwood Primary
- 700mSt 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 7, Watcombe Road at 800 metres away.
- 800mNorwood 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.
