House prices in CR5 3 (Woodmansterne)

This article reveals price per square metre data and various charts to help you understand current housing market in 'CR5 3' (Woodmansterne, Coulsdon) - statistics were last calculated on 30 June 2024.

---

Defining 'CR5 3'

This analysis is limited to properties whose postcode starts with "CR5 3", 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 Woodmansterne.

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 Woodmansterne 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. 43, Ridgemount Avenue, Woodmansterne, Coulsdon, sold for £702,500 on May-2024. Given the internal area of 167 square metres, the price per sqm is £4,206.

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 211 sales in Woodmansterne (CR5 3) 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 Woodmansterne (CR5 3). Of the 211 transactions, half were sold for between £4,850 and £6,040 per square metre. The median, or 'middle', price per square metre in 'CR5 3' is £5,400. Notably, only 25% of properties that sold recently were valued at more than £6,040 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 Woodmansterne, 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.

House price heatmap for Woodmansterne, Coulsdon

Comparison with neighbouring postcode sectors

The table below shows how 'CR5 3' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
CR5 1 Coulsdon South	£4,720 sqm	£5,310 sqm	£6,110 sqm
CR5 2 Coulsdon South	£4,390 sqm	£5,120 sqm	£5,820 sqm
CR5 3 Woodmansterne	£4,850 sqm	£5,400 sqm	£6,040 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 3 (Woodmansterne) 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.

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 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
Chipstead Valley Road, Woodmansterne, CR5 3B	78 sqm	£5,273	70
Outwood Lane, Woodmansterne, CR5 3N	130 sqm	£5,305	36
St Andrews Road, Woodmansterne, CR5 3H	106 sqm	£5,301	31
Brighton Road, Woodmansterne, CR5 3E	78 sqm	£4,842	24
Woodlands Grove, Woodmansterne, CR5 3A	87 sqm	£5,550	20
Westleigh Avenue, Woodmansterne, CR5 3A	85 sqm	£5,498	18
Winifred Road, Woodmansterne, CR5 3J	94 sqm	£5,882	15
Rickman Hill, Woodmansterne, CR5 3D	119 sqm	£5,109	14

Search for your street here.

New build activity

Street	Avg size	Avg £sqm	New build sales
Charles Howell Drive, Woodmansterne, CR5 3J	150 sqm	£4,892	12
Johnson Drive, Woodmansterne, CR5 3J	127 sqm	£4,755	10

Charles Howell Drive, Woodmansterne, CR5 3J has seen 12 new build sales in the last 4 years (average price £768,596). These new build homes typically have an internal area of 150 sqm, with an average price of £4,892 sqm. This £sqm average is £-508 below the average for CR5 3. New builds typically command a £ per sqm premium. In the case of Charles Howell Drive the premium seems not to exist. Without more info we can only speculate why this may be. Perhaps it may be greater density and smaller gardens, but this is just a guess.

Raw data

Our analysis of Woodmansterne 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
43, Ridgemount Avenue, Woodmansterne, Coulsdon	£702,500 May-2024	167	4,206
Tepestede, Garden Walk, Woodmansterne, Coulsdon	£500,000 Apr-2024	271	1,845
186, Chipstead Valley Rd, Woodmansterne, Coulsdon	£402,500 Apr-2024	71	5,669

See the entire list of all sales in Woodmansterne (CR5 3) here.