Feb 07, 2023 by HM

House prices in Coulsdon (CR5 2)

This article reveals price per square metre data and various charts to help you understand current housing market in Coulsdon (CR5 2).

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Price per square metre

Knowing the average house price in Coulsdon 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. 6, Field End, Coulsdon, sold for £710,000 on Sep-2023. Given the internal area of 98 square metres, the price per sqm is £7,244.

England & Wales have been officially metric for many decades. However house price per square foot is sometimes prefered by those of sufficiently advanced age. They may want to convert metres 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. £4,600-£5,000, £5,000-£5,400, £5,400-£5,800 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 186 sales in Coulsdon (CR5 2) 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.

That said, the spread of prices will give you a feel of the typical range to expect in Coulsdon (CR5 2). Of the 186 transactions, half were sold for between £4,480 and £5,890 per square metre. Notably, only 25% of properties that sold recently were valued at more than £5,890m². For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

For the average, we calculate the 'median' or middle price. The median price per square metre in 'CR5 2' is £5,200. The table below shows how 'CR5 2' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
CR5 1 Coulsdon	£4,830m2	£5,520m2	£6,420m2
CR5 2 Coulsdon	£4,480m2	£5,200m2	£5,890m2
CR5 3 Chipstead	£4,870m2	£5,460m2	£6,130m2

Will Coulsdon 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 scatter plot below for CR5 2 (Coulsdon). From this one could infer a range of reasonable possible future price falls or rises. In the chart below, the red dashed line is the house price trend for CR5 2 and the blue dots are the individual property sales that inform this trend.

Disclaimer: The data provided throughout this website about Coulsdon 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. Furthermore, I cannot guarantee the accuracy of any data shown. This information is based on sold prices and internal area data provided by Land Registry and other third parties - I do not verify the accuracy of the Coulsdon data or any other data I am given.

Price map for Coulsdon

I've just finished coding the map I link to below. I find it useful and I am sure it will help you in exploring Coulsdon. 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. I will explain more about the methodology and create a key next week.

House price heatmap for Coulsdon

Street level data

Street	Avg size	Avg £/m2	Recent sales
Coulsdon Road, Coulsdon, CR5 2L	132m2	£5,485	29
Woodcote Grove Road, Coulsdon, CR5 2A	143m2	£4,888	23
Brighton Road, Coulsdon, CR5 2B	68m2	£4,042	22
Edward Road, Coulsdon, CR5 2N	73m2	£5,740	20
Marlpit Lane, Coulsdon, CR5 2H	139m2	£4,754	19
Windermere Road, Coulsdon, CR5 2J	116m2	£4,973	17
Bramley Avenue, Coulsdon, CR5 2D	164m2	£4,820	12
Cordrey Gardens, Coulsdon, CR5 2S	104m2	£3,941	12

Search for your street here.

New build activity

Street	Avg size	Avg £/m2	New build sales
Leaden Hill, Coulsdon, CR5 2F	65m2	£5,580	29
Brighton Road, Coulsdon, CR5 2F	76m2	£5,137	9
Leaden Hill, Coulsdon, CR5 2D	69m2	£5,633	12

Leaden Hill, Coulsdon, CR5 2F has seen 29 new build sales in the last 4 years (average price £362,812). These new build homes typically have an internal area of 65 m2, with an average price of £5,580 m2. This £sqm average is £380 above the average for CR5 2. New builds typically command a £ per sqm premium so this is normal.

Raw data

Our analysis of Coulsdon 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	m2	£/m2
6, Field End, Coulsdon	£710,000 Sep-2023	98	7,244
96, Windermere Rd, Coulsdon	£586,500 Aug-2023	102	5,750
8, Rutherwick Rise, Coulsdon	£382,500 Aug-2023	67	5,708

See the entire list of all sales in Coulsdon (CR5 2) here.