Watcombe Road, London

MyStreetCheck free street report: Watcombe Road, London · 31 October 2026 · www.mystreetcheck.co.uk/london-greater-london/watcombe-road/

House prices, sold prices and local information for SE25 4UZ, SE25 4XA.

Average price (last 12 months)

£501,125

8 sales

Average price (since 2016)

£446,356

50 sales

Price range

£264k – £622k

lowest to highest sale

Last sale

25 Sep 2026

SE25 4UZ

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At a glance

House prices£501k average34% below the London average CrimeAbout averageHigher crime than about 50% of neighbourhoods in England DeprivationAbout averageDecile 6 of 10 (10 = least deprived) Nearest station7 min walkArena Tram Stop Schools3 rated Good or betterWithin 1.5 miles Ultrafast broadband100% of homesNational average 80% Freehold or leasehold98% freeholdAcross 55 Land Registry sales Conservation areaChecking…Planning designations Green beltChecking…Planning designations Listed buildingsChecking…Within about 200 m Planning applicationsChecking…Within 500 m, last 90 days

50 property sales on Watcombe Road, London have been recorded by HM Land Registry since 2016. In the last 12 months 8 homes sold here for an average of £501,125. Most sales here are terraced homes, which have sold for an average of £449,843. Average sale prices rose from £373,677 in 2016 to £508,429 in 2026 (+36%), though averages on a single street can swing with the mix of homes sold. That is 34% below the London average of £755,818 over the same period. 15 homes here have sold more than once since 2016; 14 of them sold for more the second time. By property type, sales here have been 92% terraced, 6% semi-detached, 2% flat. Recorded sale prices on Watcombe Road range from £264,250 to £621,500. 98% of homes sold here were freehold and 2% leasehold.

House prices on Watcombe Road compared

Watcombe Road£501,125

SE25 postcode area£411,595

London£755,818

England & Wales£358,701

Average sale price over the last 12 months. See all SE25 house prices.

Average sale price by year

Tenure: 98% freehold and 2% leasehold across 55 recorded sales.

Prices by property type

Type	Sales	Average price	Last sold
Terraced	46	£449,843	25 Sep 2026
Semi-detached	3	£453,598	26 Mar 2025
Flat	1	£264,250	30 Jun 2023

Sold prices on Watcombe Road

Address	Date	Price	Type	Tenure
56, Watcombe Road SE25 4UZ	25 Sep 2026	£540,000	Terraced	Freehold
7, Watcombe Road SE25 4XA	30 Jul 2026	£535,000	Terraced	Freehold
86, Watcombe Road SE25 4UZ	27 Jul 2026	£621,500	Terraced	Freehold
25, Watcombe Road SE25 4XA	24 Jun 2026	£472,500	Terraced	Freehold
54, Watcombe Road SE25 4UZ	5 Jun 2026	£475,000	Terraced	Freehold
89, Watcombe Road SE25 4XA	22 May 2026	£415,000	Terraced	Freehold
58, Watcombe Road SE25 4UZ	27 Mar 2026	£500,000	Terraced	Freehold
28, Watcombe Road SE25 4UZ	28 Nov 2025	£450,000	Terraced	Freehold
61, Watcombe Road SE25 4XA	27 Jun 2025	£500,000	Terraced	Freehold
72, Watcombe Road SE25 4UZ	4 Jun 2025	£595,000	Terraced	Freehold
41, Watcombe Road SE25 4XA	26 Mar 2025	£487,000	Semi-detached	Freehold
89, Watcombe Road SE25 4XA	27 Jan 2025	£390,000	Terraced	Freehold
65, Watcombe Road SE25 4XA	15 Nov 2024	£481,000	Terraced	Freehold
26, Watcombe Road SE25 4UZ	6 Sep 2024	£413,500	Terraced	Freehold
13, Watcombe Road SE25 4XA	23 Aug 2024	£472,750	Terraced	Freehold
52, Watcombe Road SE25 4UZ	27 Oct 2023	£560,000	Terraced	Freehold
20, Watcombe Road SE25 4UZ	13 Oct 2023	£475,000	Terraced	Freehold
36, Watcombe Road SE25 4UZ	29 Sep 2023	£540,000	Terraced	Freehold
21, Watcombe Road SE25 4XA	19 Jul 2023	£575,000	Terraced	Freehold
14, Watcombe Road SE25 4UZ	30 Jun 2023	£264,250	Flat	Leasehold
1, Watcombe Road SE25 4XA	8 Mar 2023	£555,000	Terraced	Freehold
41, Watcombe Road SE25 4XA	21 Oct 2022	£488,795	Semi-detached	Freehold
57, Watcombe Road SE25 4XA	15 Jul 2022	£450,000	Terraced	Freehold
52, Watcombe Road SE25 4UZ	12 Jul 2022	£410,000	Terraced	Freehold
35, Watcombe Road SE25 4XA	20 May 2022	£570,000	Terraced	Freehold
90, Watcombe Road SE25 4UZ	3 Mar 2022	£237,939	Terraced	Freehold
70, Watcombe Road SE25 4UZ	17 Feb 2022	£490,100	Terraced	Freehold
20, Watcombe Road SE25 4UZ	10 Dec 2021	£440,000	Terraced	Freehold
61, Watcombe Road SE25 4XA	18 Jun 2021	£465,000	Terraced	Freehold
8, Watcombe Road SE25 4UZ	17 May 2021	£440,000	Terraced	Freehold
4, Watcombe Road SE25 4UZ	1 Apr 2021	£388,000	Terraced	Freehold
72, Watcombe Road SE25 4UZ	31 Mar 2021	£342,000	Terraced	Freehold
7, Watcombe Road SE25 4XA	18 Jan 2021	£485,000	Terraced	Freehold
73, Watcombe Road SE25 4XA	18 Jan 2021	£457,000	Terraced	Freehold
73, Watcombe Road SE25 4XA	20 Jan 2020	£345,000	Terraced	Freehold
11, Watcombe Road SE25 4XA	14 Jan 2020	£315,000	Terraced	Freehold
11, Watcombe Road SE25 4XA	14 Jan 2020	£307,000	Terraced	Freehold
2, Watcombe Road SE25 4UZ	29 Nov 2019	£385,000	Semi-detached	Freehold
31, Watcombe Road SE25 4XA	26 Jul 2019	£375,000	Terraced	Freehold
83, Watcombe Road SE25 4XA	31 May 2019	£418,500	Terraced	Freehold
76, Watcombe Road SE25 4UZ	2 May 2019	£345,000	Terraced	Freehold
91, Watcombe Road SE25 4XA	13 Nov 2018	£418,000	Terraced	Freehold
65, Watcombe Road SE25 4XA	17 Aug 2018	£432,850	Terraced	Freehold
22, Watcombe Road SE25 4UZ	1 Dec 2017	£355,000	Terraced	Freehold
88, Watcombe Road SE25 4UZ	1 Dec 2017	£415,000	Terraced	Freehold
38, Watcombe Road SE25 4UZ	1 Sep 2017	£441,000	Terraced	Freehold
44, Watcombe Road SE25 4UZ	21 Jul 2017	£400,000	Terraced	Freehold
70, Watcombe Road SE25 4UZ	10 Apr 2017	£412,000	Terraced	Freehold
38, Watcombe Road SE25 4UZ	3 Mar 2017	£310,000	Terraced	Freehold
8, Watcombe Road SE25 4UZ	25 Nov 2016	£375,000	Terraced	Freehold

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

Address	Sales	Change
7, Watcombe Road	£400,000 (Jan 2016) → £485,000 (Jan 2021) → £535,000 (Jul 2026)	+34% over 10 yrs
89, Watcombe Road	£390,000 (Jan 2025) → £415,000 (May 2026)	+6% over 1 yr
61, Watcombe Road	£465,000 (Jun 2021) → £500,000 (Jun 2025)	+8% over 4 yrs
72, Watcombe Road	£342,000 (Mar 2021) → £595,000 (Jun 2025)	+74% over 4 yrs
41, Watcombe Road	£488,795 (Oct 2022) → £487,000 (Mar 2025)	+-0% over 2 yrs
65, Watcombe Road	£432,850 (Aug 2018) → £481,000 (Nov 2024)	+11% over 6 yrs
52, Watcombe Road	£410,000 (Jul 2022) → £560,000 (Oct 2023)	+37% over 1 yr
20, Watcombe Road	£338,500 (Mar 2016) → £440,000 (Dec 2021) → £475,000 (Oct 2023)	+40% over 8 yrs
36, Watcombe Road	£396,000 (May 2016) → £540,000 (Sep 2023)	+36% over 7 yrs
21, Watcombe Road	£357,559 (Sep 2016) → £575,000 (Jul 2023)	+61% over 7 yrs
70, Watcombe Road	£412,000 (Apr 2017) → £490,100 (Feb 2022)	+19% over 5 yrs
8, Watcombe Road	£375,000 (Nov 2016) → £440,000 (May 2021)	+17% over 4 yrs
4, Watcombe Road	£375,000 (Apr 2016) → £388,000 (Apr 2021)	+3% over 5 yrs
73, Watcombe Road	£345,000 (Jan 2020) → £457,000 (Jan 2021)	+32% over under a year
38, Watcombe Road	£310,000 (Mar 2017) → £441,000 (Sep 2017)	+42% over under a year

Buying on Watcombe Road?

Schools near Watcombe Road

School	Type	Ages	Ofsted	Distance
Oasis Academy Ryelands 425 pupils	Primary	3–11	Report	0.1 mi
Oasis Academy Arena 310 pupils	Secondary	11–16	Requires improvement Report	0.3 mi
Crosfield Nursery School 78 pupils	Nursery	2–5	Report	0.3 mi
South Norwood Primary 356 pupils	Primary	4–11	Good Report	0.3 mi
St Mark's Church of England Primary Academy 146 pupils	Primary Church of England	4–11	Report	0.4 mi
St Thomas Becket Catholic Primary School 409 pupils	Primary Roman Catholic	4–11	Good Report	0.4 mi
Oasis Academy Shirley Park Primary 589 pupils	Primary	3–11	Report	0.5 mi
Harris Academy South Norwood 1,008 pupils	Secondary	11–19	Good Report	0.6 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around, shops and health

Train, tram & metro stations

Norwood Junction station 0.5 mi · 9 min walk
Elmers End station 0.7 mi · 15 min walk
Birkbeck station 0.8 mi · 15 min walk
Arena Tram Stop 0.4 mi · 7 min walk
Harrington Road Tram Stop 0.4 mi · 8 min walk

Nearest bus stops

Harrington Road South Norwood (Stop PM) 2 min walk
South Norwood Leisure Centre (Stop PH) 3 min walk
South Norwood Leisure Centre (Stop PL) 3 min walk
Harrington Road South Norwood (Stop PG) 3 min walk

GP surgeries

Denmark Road Surgery
Woodside Health Centre, 3 Enmore Road, London · 0.2 mi
Country Park Practice
Woodside Health Centre, 3 Enmore Road, London · 0.2 mi
Portland Medical Centre
184 Portland Road, South Norwood, London · 0.2 mi
Ashburton Park Medical Centre
Ashburton Park M.practice, 416 Lower Addiscombe Road, Croydon · 0.7 mi

Supermarkets

Tesco Express Tesco South Norwood Express · 0.1 mi
Sainsburys Local Sainsburys South Norwood Portland Road Local · 0.2 mi
Aldi Aldi South Norwood London · 0.5 mi
Tesco Express Tesco South Norwood Hill Express · 0.6 mi

Pharmacies

Fishers Enmore Pharmacy · 0.2 mi
Day Lewis Pharmacy · 0.6 mi
Greenchem Pharmacy · 0.7 mi

Dentists

The Family Dental Practice · 0.3 mi
Natureza Dental Practice · 0.4 mi
Colosseum Dental (selhurst) · 0.6 mi

Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.

Area profile

Deprivation

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This neighbourhood is in decile 6 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income	5 of 10
Employment	6 of 10
Education and skills	6 of 10
Health and disability	7 of 10
Crime	5 of 10
Access to housing and services	6 of 10
Living environment	2 of 10

Each domain ranked in deciles across England (10 = least deprived).

Homes

	Here	Eng & Wales
Owned	70.9%	62.5%
Private rented	20.3%	20.3%
Social rented	8.8%	17.1%
Households	615

People

	Here	Eng & Wales
Under 15	20.3%	17.4%
Aged 15–64	70.1%	64.1%
Aged 65+	9.6%	18.6%
Residents	1,616

Broadband

	Here	UK
Superfast (30Mbit+)	100%	95%
Ultrafast (300Mbit+)	100%	80%
Gigabit-capable	100%	80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Mobile signal

	Here	Eng & Wales
4G indoors, all 4 networks	98%	89%
4G indoors, at least 1 network	100%	100%
4G outdoors, all 4 networks	100%	99%
Calls indoors, all 4 networks	99%	92%

Share of homes across Croydon with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Energy ratings and home sizes on Watcombe Road

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Who lives around Watcombe Road

Ethnic group

	Here	Croydon
White	54%	48.4%
Black, Black British, Black Welsh, Caribbean or African	26.9%	22.6%
Mixed or Multiple ethnic groups	8.5%	7.6%
Asian, Asian British or Asian Welsh	8%	17.5%
Other ethnic group	2.6%	3.9%

Religion

	Here	Croydon
Christian	49.6%	48.9%
No religion	33.7%	25.9%
Not answered	7.5%	6.9%
Muslim	5.8%	10.4%
Hindu	1.9%	5.9%
Other religion	0.5%	0.8%
Buddhist	0.4%	0.6%
Jewish	0.3%	–

Country of birth

	Here	Croydon
Born in the UK	70.6%	65.1%
Born outside the UK	29.4%	34.9%

Highest qualification

	Here	Croydon
Level 4 qualifications and above	46%	41%
No qualifications	13.9%	16.1%
Level 3 qualifications	12.9%	14.7%
Level 2 qualifications	12.1%	12.3%
Level 1 and entry level qualifications	9.1%	9.1%
Apprenticeship	3.3%	3.8%
Other qualifications	2.7%	3%

General health

	Here	Croydon
Very good health	51.6%	51.2%
Good health	36%	33.5%
Fair health	9.8%	11.1%
Bad health	1.8%	3.3%
Very bad health	0.7%	1%

Cars or vans per household

	Here	Croydon
1 car or van in household	50.4%	43.2%
No cars or vans in household	28.8%	33.6%
2 cars or vans in household	17.5%	17.4%
3 or more cars or vans in household	3.2%	5.8%

Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.

Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Croydon.

Planning and heritage near Watcombe Road

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Noise, radon and ground hazards

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Planning applications near Watcombe Road

Recent planning applications around Watcombe Road from the council's planning register. Choose how far to look:

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Council tax here

Croydon Band D is £2,600 a year (Band A £1,733). See every band.

Estate agents near Watcombe Road

Stirling Ackroyd 0.5 mi
Hyde & Rowe 0.8 mi
Cray & Norton 0.9 mi
Streets Ahead 1.1 mi
Truepenny's 1.1 mi

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