88, Watcombe Road, SE25 4UZ
88 Watcombe Road is a 86 m² / 926 sq ft terraced home in Norwood Junction. It sold for £415,000 in December 2017. Indexed forward to today's value, that sale is roughly £478k. Recent local prices imply a broad valuation context of £389k to £519k based on its internal area. The Land Registry and EPC data was last updated 2 July 2026.
- Sale history
-
Date Paid price Annual growth After inflation Dec 2017 £415,000 14.0% 12.0% Jul 2012 £205,000 7.3% 5.1% Sep 1997 £72,000 na na - Floor plan
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Archived estate agent floor plan for 88, Watcombe Road.
- Internal area
- 86 square metres (926 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £4,825 per square metre (£448 per square foot) in Dec 2017. Indexed forward to today's value, this is roughly £5,561 per square metre (£517 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Dec 2017 £415,000 £4,826 £478,258 £5,561 Jul 2012 £205,000 £2,384 £431,247 £5,014 Sep 1997 £72,000 £837 £454,773 £5,288 Calculated using the latest EPC internal area of 86 m². Earlier sale dates may not have had the same measured area available.
- Valuation
- The most recent sale price indexed forward to today's value is £478,258. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Norwood Junction are now selling for between £4,520 and £6,030 per square metre (£419 and £560 per square foot). Based on an internal area of 86 m², this implies a valuation between £389,000 and £519,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
- Bedrooms
- 3
- Type
- Terrace
- Council tax band
- D
- Plot size
- 101 square metres (1,087 square feet) - map showing freehold boundary lines
- Planning ref:
- May 2019 19/00240/HSE
- Type:
- Full and householder planning application
- Status:
- Application approved
- Address:
- 88 Watcombe Road South Norwood London
- Description:
- Single storey side extension
- Planning ref:
- March 2019 19/00891/LP
- Type:
- Outline application - proposal prior to a full application, including assessments and scoping opinions.
- Status:
- Application approved
- Address:
- 88 Watcombe Road South Norwood London
- Description:
- Erection of dormer extensions in the rear roof slopes and roof lights in the front roof slope
- Planning ref:
- February 2019 19/00575/LP
- Type:
- Outline application - proposal prior to a full application, including assessments and scoping opinions.
- Status:
- Application approved
- Address:
- 88 Watcombe Road South Norwood London
- Description:
- Erection and demolition of single rear extension
- Summary:
- 03 February 2021 - energy performance certificate grade C
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Mid-Terrace House , has 5 habitable rooms. Estimated year built 1900 to 1929
- Area:
- 107 sqm (1,152 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Roof room(s), insulated. Heating: Boiler and radiators, mains gas.
- Summary:
- 24 August 2011 - energy performance certificate grade C
- Reason for EPC:
- None
- Tenure:
- Private rental
- Property type:
- None , has 4 habitable rooms. Estimated year built 1900 to 1929
- Area:
- 86 sqm (926 square foot) total internal area
- Comments:
88 Watcombe Road is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.
- HouseMetric estimates the most recent sale price indexed forward to today's value is £478,258.
- Based on an internal area of 86 m² and recent prices in Norwood Junction, this implies a lower and upper quartile range from £389,000 to £519,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.