House prices in CR5 2 (Coulsdon South)

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


Defining 'CR5 2'

This analysis is limited to properties whose postcode starts with "CR5 2", 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 Coulsdon South.

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 Coulsdon South 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. 3, Stoats Nest Village, Coulsdon South, Coulsdon, sold for £560,000 on Feb-2024. Given the internal area of 118 square metres, the price per sqm is £4,745.

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. £4,700-£5,000, £5,000-£5,300, £5,300-£5,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 183 sales in Coulsdon South (CR5 2) that took place in the last two years.

Distribution of £ per sqm for Coulsdon South, Coulsdon
Distribution of £ per sqm house prices in Coulsdon South

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 Coulsdon South (CR5 2). Of the 183 transactions, half were sold for between £4,420 and £5,890 per square metre. The median, or 'middle', price per square metre in 'CR5 2' is £5,150. Notably, only 25% of properties that sold recently were valued at more than £5,890 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 Coulsdon South, Coulsdon

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 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.

Property price heatmap for Coulsdon South
House price heatmap for Coulsdon South, Coulsdon

Comparison with neighbouring postcode sectors

The table below shows how 'CR5 2' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CR5 3 Woodmansterne £4,860 sqm £5,450 sqm £6,090 sqm
CR5 1 Coulsdon South £4,760 sqm £5,500 sqm £6,270 sqm
CR5 2 Coulsdon South £4,420 sqm £5,150 sqm £5,890 sqm

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 chart below for CR5 2 (Coulsdon South) compared with both the wider area CR5 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 Coulsdon South,Coulsdon
House price trends for Coulsdon South

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 CR5 2 sales
Recent trends for Coulsdon South

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 Coulsdon 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 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.

Street level data

Street Avg size Avg £sqm Recent sales
Coulsdon Road, Coulsdon South, CR5 2L 130 sqm £5,474 28
Woodcote Grove Road, Coulsdon South, CR5 2A 142 sqm £4,776 26
Brighton Road, Coulsdon South, CR5 2B 69 sqm £3,922 24
Marlpit Lane, Coulsdon South, CR5 2H 139 sqm £5,005 18
Windermere Road, Coulsdon South, CR5 2J 116 sqm £4,963 16
Edward Road, Coulsdon South, CR5 2N 73 sqm £5,703 15
Deepfield Way, Coulsdon South, CR5 2S 89 sqm £5,116 12
Stoats Nest Village, Coulsdon South, CR5 2J 101 sqm £4,647 10

Search for your street here.

New build activity

Street Avg size Avg £sqm New build sales
Leaden Hill, Coulsdon South, CR5 2F 65 sqm £5,580 29
Brighton Road, Coulsdon South, CR5 2F 74 sqm £5,183 9
Leaden Hill, Coulsdon South, CR5 2D 69 sqm £5,633 12

Leaden Hill, Coulsdon South, 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 sqm, with an average price of £5,580 sqm. This £sqm average is £430 above the average for CR5 2. New builds typically command a £ per sqm premium so this is normal.

Raw data

Our analysis of Coulsdon South 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
3, Stoats Nest Village, Coulsdon South, Coulsdon £560,000
Feb-2024
118 4,745
27, Warwick Rd, Coulsdon South, Coulsdon £920,000
Feb-2024
163 5,644
Flat 1 Sperrin House, 1, Brighton Rd, Coulsdon South, Coulsdon £380,000
Feb-2024
69 5,507

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