House prices in CR0 4 (Waddon)

This article reveals price per square metre data and various charts to help you understand current housing market in Waddon, Croydon (CR0 4).


Defining 'CR0 4'

This analysis is limited to properties whose postcode starts with "CR0 4", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Waddon.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Waddon is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 15, Ludford Close, Waddon, Croydon, sold for £186,000 on Mar-2024. Given the internal area of 48 square metres, the price per sqm is £3,875.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £4,800-£5,000, £5,000-£5,200, £5,200-£5,400 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 268 sales in Waddon (CR0 4) that took place in the last two years.

Distribution of £ per sqm for Waddon, Croydon
Distribution of £ per sqm house prices in Waddon

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in Waddon (CR0 4). Of the 268 transactions, half were sold for between £4,370 and £5,570 per square metre. The median, or 'middle', price per square metre in 'CR0 4' is £5,000. Notably, only 25% of properties that sold recently were valued at more than £5,570 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Waddon, Croydon

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Croydon. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

Property price heatmap for Waddon
House price heatmap for Waddon, Croydon

Comparison with neighbouring postcode sectors

The table below shows how 'CR0 4' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CR0 4 Waddon £4,370 sqm £5,000 sqm £5,570 sqm
CR0 3 Ampere Way £4,090 sqm £4,680 sqm £5,340 sqm
CR0 5 Lebanon Road £4,450 sqm £5,000 sqm £5,560 sqm
CR0 6 Lebanon Road £4,310 sqm £4,930 sqm £5,470 sqm
CR0 2 West Croydon £3,960 sqm £4,560 sqm £5,170 sqm
CR0 7 Arena £4,310 sqm £4,980 sqm £5,630 sqm
CR0 8 Addington Village £4,650 sqm £5,240 sqm £5,770 sqm
CR0 9 Gravel Hill £3,960 sqm £4,440 sqm £4,850 sqm
CR0 0 New Addington £4,240 sqm £4,680 sqm £5,130 sqm
CR0 1 George Street £4,200 sqm £4,800 sqm £5,400 sqm

Will Croydon house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for CR0 4 (Waddon) compared with both the wider area CR0 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Historic price per square metre in Waddon,Croydon
House price trends for Waddon

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Most recent CR0 4 sales
Recent trends for Waddon

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Croydon to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Croydon and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street Avg size Avg £sqm Recent sales
Violet Lane, Waddon, CR0 4H 79 sqm £5,044 24
Kelvin Gardens, Waddon, CR0 4U 59 sqm £5,292 22
Stafford Road, Waddon, CR0 4N 76 sqm £4,154 21
Whitestone Way, Waddon, CR0 4F 56 sqm £5,076 21
Waddon Park Avenue, Waddon, CR0 4L 96 sqm £4,750 19
Stafford Road, Waddon, CR0 4F 44 sqm £5,076 16
Connersville Way, Waddon, CR0 4F 58 sqm £4,657 15
The Ridgeway, Waddon, CR0 4A 110 sqm £4,925 15

Search for your street here.

New build activity

Street Avg size Avg £sqm New build sales
The Waldrons, Waddon, CR0 4G 67 sqm £5,818 34
Benson Road, Waddon, CR0 4L 86 sqm £5,822 9

The Waldrons, Waddon, CR0 4G has seen 34 new build sales in the last 4 years (average price £376,290). These new build homes typically have an internal area of 67 sqm, with an average price of £5,818 sqm. This £sqm average is £818 above the average for CR0 4. New builds typically command a £ per sqm premium so this is normal.

Raw data

Our analysis of Waddon is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address Paid sqm £/sqm
15, Ludford Close, Waddon, Croydon £186,000
Mar-2024
48 3,875
76, Denning Avenue, Waddon, Croydon £570,000
Feb-2024
114 5,000
37, Eland Rd, Waddon, Croydon £255,000
Feb-2024
55 4,636

See the entire list of all sales in Waddon (CR0 4) here.

About

I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.