85, WOODMERE AVENUE, CROYDON, CR0 7PH - £435,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

85 WOODMERE AVENUE is a very small extended terraced house of 74m², built sometime between 1930 and 1949, which could now be worth an estimated £495,426. It was last sold for £435,000 in February 2019, which was around 23% above the average February 2019 terraced price in the Croydon local authority area. The most recent EPC inspection was May 2012, where the current energy rating was C, and the potential energy rating was A.

85 WOODMERE AVENUE Sold Prices

Land registry data shows three sales for 85 WOODMERE AVENUE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average terraced price in the Croydon local authority area for the corresponding sale date. All of the three 85 WOODMERE AVENUE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2019 1 FEB	£435,000	£352,523	23% above HPI
2003 1 OCT	£235,000	£171,327	37% above HPI
1996 12 DEC	£97,500	£66,456	47% above HPI

85 WOODMERE AVENUE Price Paid vs. HPI Average

The below graph shows the average terraced house price in the Croydon local authority area over time, sourced from the HPI. The three 85 WOODMERE AVENUE sales between December 1996 and February 2019 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2003 sale was for 37% above the HPI. So the extrapolation line tracks at 37% above the HPI over time, until the February 2019 sale, where it falls to 23% above the HPI. The line then continues to track at 23% above the HPI.

What might 85 WOODMERE AVENUE be worth now?

85 WOODMERE AVENUE might now be worth an estimated £495,426.

This is based on house price inflation of 13.9%, between February 2019 and July 2025, for terraced houses, in the Croydon local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.9% inflationary increase is applied to the most recent sale price for 85 WOODMERE AVENUE of £435,000 on 1st February 2019. For the value to have increased from £435,000 to £495,426 over the five years and seven months to July 2025, the following assumptions must hold true:

• The value of 85 WOODMERE AVENUE has moved in line with the HPI for terraced houses in the Croydon local authority area.
• The February 2019 sale price of £435,000 represented a fair market value for the property.
• The size, condition, and specification of 85 WOODMERE AVENUE has not materially changed since February 2019.

How Large is 85 WOODMERE AVENUE?

85 WOODMERE AVENUE is 74m², which includes one extension, according to the EPC inspection conducted in May 2012. This puts it in the smallest 10% of terraced houses houses in London, based on EPC data. The below chart shows the distribution of terraced houses houses by size in London, and where 85 WOODMERE AVENUE lies on this distribution: 5% of terraced houses houses are smaller than 85 WOODMERE AVENUE, and 95% of houses are larger. Note that EPC data is not available for all properties in London.

85 WOODMERE AVENUE: Plot and Title Map

85 WOODMERE AVENUE sits on a plot of roughly 0.075 of an acre, or 304m². The below map shows the location of 85 WOODMERE AVENUE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 85 WOODMERE AVENUE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 85 WOODMERE AVENUE?

85 WOODMERE AVENUE is located in CROYDON, in the CR0 postcode district. The below map shows the position of No. 85 on WOODMERE AVENUE.