# 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 Woodmansterne, Coulsdon (CR5 3).

## 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.

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. 21, Lyndhurst Road, Woodmansterne, Coulsdon, sold for £525,000 on Apr-2024. Given the internal area of 83 square metres, the price per sqm is £6,325.

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. £5,800-£6,000, £6,000-£6,200, £6,200-£6,400 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 206 sales in Woodmansterne (CR5 3) that took place in the last two years.

##### Distribution of £ per sqm for Woodmansterne, Coulsdon
Distribution of £ per sqm house prices in Woodmansterne

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 206 transactions, half were sold for between £4,860 and £6,090 per square metre. The median, or 'middle', price per square metre in 'CR5 3' is £5,440. Notably, only 25% of properties that sold recently were valued at more than £6,090 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 3 Woodmansterne £4,860 sqm £5,440 sqm £6,090 sqm
CR5 2 Coulsdon South £4,390 sqm £5,110 sqm £5,920 sqm
CR5 1 Coulsdon South £4,720 sqm £5,400 sqm £6,190 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.

##### Historic price per square metre in Woodmansterne,Coulsdon
House price trends for Woodmansterne

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 3 sales
Recent trends for Woodmansterne

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
Outwood Lane, Woodmansterne, CR5 3N 130 sqm £5,305 36
St Andrews Road, Woodmansterne, CR5 3H 106 sqm £5,282 30
Brighton Road, Woodmansterne, CR5 3E 78 sqm £4,842 24
Woodlands Grove, Woodmansterne, CR5 3A 87 sqm £5,550 20
Winifred Road, Woodmansterne, CR5 3J 94 sqm £5,734 18
Westleigh Avenue, Woodmansterne, CR5 3A 85 sqm £5,454 17
Rickman Hill, Woodmansterne, CR5 3D 119 sqm £5,109 14

## 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 £4,768 11

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 £-548 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.