52, Watcombe Road, SE25 4UZ
52 Watcombe Road is a 98 m² / 1,055 sq ft terraced home in Norwood Junction. It sold for £560,000 in October 2023. Indexed forward to today's value, that sale is roughly £573k. Recent local prices imply a broad valuation context of £443k to £591k 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 Oct 2023 £560,000 27.3% 20.4% Jul 2022 £410,000 * 4.8% 2.2% Jan 2004 £174,000 18.6% 17.0% Dec 1998 £72,500 na na *This price paid record has been flagged by Land Registry as a 'Category B: Additional Price Paid entry'. This could be due to a variety of reasons, such as the sale being a buy-to-let purchase, a repossession or a transfer to a limited company. When Land Registry suspects that a sale does not reflect full market value (e.g. part-ownership or right to buy), these transactions can be flagged as well. For this reason, we exclude them from our area statistics.
- Internal area
- 98 square metres (1,055 square feet) according to latest EPC inspection
- Price per internal area
-
This property sold for £5,714 per square metre (£531 per square foot) in Oct 2023. Indexed forward to today's value, this is roughly £5,851 per square metre (£544 per square foot) .
Date Paid price Paid £/sqm Today's value Today's value £/sqm Oct 2023 £560,000 £5,714 £573,419 £5,851 Jul 2022 £410,000 £4,184 £405,795 £4,141 Jan 2004 £174,000 £1,776 £443,324 £4,524 Dec 1998 £72,500 £740 £407,157 £4,155 Calculated using the latest EPC internal area of 98 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 £573,419. 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 98 m², this implies a valuation between £443,000 and £591,000. 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
- 2
- Type
- Terrace
- Council tax band
- C
- Plot size
- 101 square metres (1,087 square feet) - map showing freehold boundary lines
- Planning ref:
- September 2022 22/03759/LP
- Type:
- Outline application - proposal prior to a full application, including assessments and scoping opinions.
- Status:
- Application approved
- Address:
- 52 Watcombe Road South Norwood London
- Description:
- Loft conversion with erection of rear L-shaped dormer and insertion of rooflights to front roofslope
This property has been flagged on the basis of:
- Listed in the 2011 NROSH social housing extract.
- Summary:
- 21 April 2023 - 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:
- 98 sqm (1,055 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Roof room(s), insulated (assumed). Heating: Boiler and radiators, mains gas.
- Summary:
- 08 June 2022 - energy performance certificate grade D
- Certificate:
- View energy certificate on GOV.UK
- Reason for EPC:
- Marketed sale
- Tenure:
- Owner-occupied
- Property type:
- Mid-Terrace House , has 4 habitable rooms. Estimated year built 1900 to 1929
- Area:
- 70 sqm (753 square foot) total internal area
- Comments:
- Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, no insulation (assumed). Heating: Boiler and radiators, mains gas.
52 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 £573,419.
- Based on an internal area of 98 m² and recent prices in Norwood Junction, this implies a lower and upper quartile range from £443,000 to £591,000, using HouseMetric's implied valuation methodology.
For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.