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 'CR0 4' (Waddon, Croydon) - statistics were last calculated on 30 June 2024.

---

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.

Search Area:

Change sector

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. 26, Richmond Road, Waddon, Croydon, sold for £388,500 on May-2024. Given the internal area of 87 square metres, the price per sqm is £4,465.

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. £4,250-£4,500, £4,500-£4,750, £4,750-£5,000 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 283 sales in Waddon (CR0 4) that took place in the last two years.

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 283 transactions, half were sold for between £4,360 and £5,590 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 £5,590 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.

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 6 Lebanon Road	£4,310 sqm	£4,950 sqm	£5,480 sqm
CR0 2 West Croydon	£3,930 sqm	£4,430 sqm	£5,140 sqm
CR0 7 Arena	£4,320 sqm	£5,000 sqm	£5,610 sqm
CR0 8 Addington Village	£4,610 sqm	£5,180 sqm	£5,770 sqm
CR0 9 Gravel Hill	£3,840 sqm	£4,310 sqm	£4,770 sqm
CR0 3 Ampere Way	£4,000 sqm	£4,640 sqm	£5,250 sqm
CR0 4 Waddon	£4,360 sqm	£5,000 sqm	£5,590 sqm
CR0 0 New Addington	£4,270 sqm	£4,720 sqm	£5,180 sqm
CR0 1 George Street	£4,180 sqm	£4,790 sqm	£5,450 sqm
CR0 5 Lebanon Road	£4,420 sqm	£5,000 sqm	£5,540 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.

Download time series data as CSV (paying users only).

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.

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	78 sqm	£5,104	27
Kelvin Gardens, Waddon, CR0 4U	59 sqm	£5,344	23
Stafford Road, Waddon, CR0 4N	76 sqm	£4,119	21
Whitestone Way, Waddon, CR0 4F	56 sqm	£5,080	21
Waddon Park Avenue, Waddon, CR0 4L	96 sqm	£4,831	19
Connersville Way, Waddon, CR0 4F	58 sqm	£4,698	18
Franklin Way, Waddon, CR0 4U	48 sqm	£5,137	18
The Ridgeway, Waddon, CR0 4A	110 sqm	£4,913	16

Search for your street here.

New build activity

Street	Avg size	Avg £sqm	New build sales
The Waldrons, Waddon, CR0 4G	67 sqm	£5,817	33
Benson Road, Waddon, CR0 4L	86 sqm	£5,574	9

The Waldrons, Waddon, CR0 4G has seen 33 new build sales in the last 4 years (average price £376,465). These new build homes typically have an internal area of 67 sqm, with an average price of £5,817 sqm. This £sqm average is £817 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
26, Richmond Rd, Waddon, Croydon	£388,500 May-2024	87	4,465
Flat 23 Claret Court, 125, Connersville Way, Waddon, Croydon	£210,000 May-2024	46	4,565
285, Franklin Way, Waddon, Croydon	£252,000 May-2024	51	4,941

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