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 04 October 2024.

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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 to change sector, or you can enter a different postcode sector (e.g. CM23 4) below.

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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. Flat 48 453, Purley Way, Waddon, Croydon, sold for £117,500 on Jul-2024. Given the internal area of 49 square metres, the price per sqm is £2,397.

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 225 sales in Waddon (CR0 4) that took place in the last two years.

Generate a custom chart like the one above but based on your own criteria.

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 225 transactions, half were sold for between £4,380 and £5,640 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 £5,640 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 0 New Addington	£4,170 sqm	£4,660 sqm	£5,240 sqm
CR0 1 George Street	£4,310 sqm	£4,870 sqm	£5,500 sqm
CR0 3 Ampere Way	£4,100 sqm	£4,690 sqm	£5,330 sqm
CR0 5 Lebanon Road	£4,480 sqm	£5,090 sqm	£5,540 sqm
CR0 6 Lebanon Road	£4,480 sqm	£5,000 sqm	£5,470 sqm
CR0 2 West Croydon	£4,150 sqm	£4,680 sqm	£5,230 sqm
CR0 7 Arena	£4,380 sqm	£4,990 sqm	£5,580 sqm
CR0 4 Waddon	£4,380 sqm	£5,000 sqm	£5,640 sqm
CR0 8 Addington Village	£4,710 sqm	£5,200 sqm	£5,770 sqm
CR0 9 Gravel Hill	£3,910 sqm	£4,380 sqm	£4,830 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	79 sqm	£5,104	27
Whitestone Way, Waddon, CR0 4F	56 sqm	£4,846	21
Waddon Park Avenue, Waddon, CR0 4L	97 sqm	£4,898	16
Kelvin Gardens, Waddon, CR0 4U	59 sqm	£5,386	16
Franklin Way, Waddon, CR0 4U	48 sqm	£5,121	16
Connersville Way, Waddon, CR0 4F	58 sqm	£4,601	15
Waddon Road, Waddon, CR0 4J	100 sqm	£4,219	14
The Ridgeway, Waddon, CR0 4A	110 sqm	£4,966	14

Search for your street here.

New build activity

Street	Avg size	Avg £sqm	New build sales
The Waldrons, Waddon, CR0 4G	66 sqm	£5,959	32

The Waldrons, Waddon, CR0 4G has seen 32 new build sales in the last 4 years (average price £392,588). These new build homes typically have an internal area of 66 sqm, with an average price of £5,959 sqm. This £sqm average is £959 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
Flat 48 453, Purley Way, Waddon, Croydon	£117,500 Jul-2024	49	2,397
17, Kingston Gardens, Waddon, Croydon	£262,500 Jul-2024	40	6,562
25, Willoughby Avenue, Waddon, Croydon	£215,000 Jun-2024	49	4,387

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