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Watson Place, London

MyStreetCheck free street report: Watson Place, London · 31 October 2026 · www.mystreetcheck.co.uk/london-greater-london/watson-place/

House prices, sold prices and local information for SE25 5EX, SE25 5FA.

Average price (last 12 months)
£328,250
3 sales
Average price (since 2016)
£318,904
50 sales
Price range
£152k – £421k
lowest to highest sale
Last sale
19 Jun 2026
SE25 5EX

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At a glance

House prices£328k average57% below the London average CrimeAbout averageHigher crime than about 50% of neighbourhoods in England DeprivationMore deprived than mostDecile 3 of 10 (10 = least deprived) Nearest station7 min walkNorwood Junction station Schools5 rated Good or betterWithin 1.5 miles, 1 Outstanding Ultrafast broadband100% of homesNational average 80% Freehold or leasehold95% leaseholdAcross 58 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 Watson Place, London have been recorded by HM Land Registry since 2016. In the last 12 months 3 homes sold here for an average of £328,250. Most sales here are flat homes, which have sold for an average of £312,749. Average sale prices rose from £302,490 in 2016 to £323,625 in 2026 (+7%), though averages on a single street can swing with the mix of homes sold. That is 57% below the London average of £755,818 over the same period. 11 homes here have sold more than once since 2016; 7 of them sold for more the second time. By property type, sales here have been 94% flat, 6% terraced. Recorded sale prices on Watson Place range from £151,500 to £421,000. 5% of homes sold here were freehold and 95% leasehold.

House prices on Watson Place compared

Watson Place£328,250
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

2016: £302,490 (5 sales)2016£302k2017: £337,571 (7 sales)2017£338k2018: £278,333 (3 sales)2018£278k2019: £287,700 (5 sales)2019£288k2020: £365,000 (2 sales)2020£365k2021: £340,250 (4 sales)2021£340k2022: £323,727 (11 sales)2022£324k2023: £319,375 (4 sales)2023£319k2024: £263,000 (1 sales)2024£263k2025: £326,083 (6 sales)2025£326k2026: £323,625 (2 sales)2026£324k

Tenure: 5% freehold and 95% leasehold across 58 recorded sales. Lease extension calculator.

Prices by property type

TypeSalesAverage priceLast sold
Flat47£312,74919 Jun 2026
Terraced3£415,33316 May 2022

Sold prices on Watson Place

AddressDatePriceTypeTenure
9, Watson Place SE25 5EX 19 Jun 2026£309,750 FlatLeasehold
50, Watson Place SE25 5EX 8 Apr 2026£337,500 FlatLeasehold
82, Watson Place SE25 5FA 28 Nov 2025£337,500 FlatLeasehold
13, Watson Place SE25 5EX 20 Oct 2025£327,000 FlatLeasehold
21, Watson Place SE25 5EX 25 Jul 2025£330,000 FlatLeasehold
74, Watson Place SE25 5EX 2 Jun 2025£352,000 FlatLeasehold
20, Watson Place SE25 5EX 3 Apr 2025£300,000 FlatLeasehold
80, Watson Place SE25 5FA 24 Jan 2025£310,000 FlatLeasehold
71, Watson Place SE25 5EX 7 May 2024£263,000 FlatLeasehold
90, Watson Place SE25 5FA 6 Oct 2023£345,000 FlatLeasehold
84, Watson Place SE25 5FA 15 Jun 2023£290,000 FlatLeasehold
4, Watson Place SE25 5EX 30 May 2023£315,000 FlatLeasehold
28, Watson Place SE25 5EX 15 Feb 2023£327,500 FlatLeasehold
53, Watson Place SE25 5EX 9 Dec 2022£390,000 FlatLeasehold
86, Watson Place SE25 5FA 25 Nov 2022£340,000 FlatLeasehold
68, Watson Place SE25 5EX 16 Sep 2022£330,000 FlatLeasehold
16, Watson Place SE25 5EX 17 Aug 2022£192,500 FlatLeasehold
32, Watson Place SE25 5EX 21 Jul 2022£195,000 OtherLeasehold
67, Watson Place SE25 5EX 4 Jul 2022£315,500 FlatLeasehold
47, Watson Place SE25 5EX 29 Jun 2022£319,000 FlatLeasehold
29, Watson Place SE25 5EX 16 Jun 2022£134,000 FlatLeasehold
3, Watson Place SE25 5EX 16 May 2022£410,000 TerracedFreehold
31, Watson Place SE25 5EX 6 May 2022£190,000 FlatLeasehold
30, Watson Place SE25 5EX 5 May 2022£151,500 FlatLeasehold
13, Watson Place SE25 5EX 18 Mar 2022£330,000 FlatLeasehold
46, Watson Place SE25 5EX 11 Mar 2022£390,000 FlatLeasehold
77, Watson Place SE25 5EX 11 Mar 2022£300,000 FlatLeasehold
60, Watson Place SE25 5EX 11 Feb 2022£285,000 FlatLeasehold
59, Watson Place SE25 5EX 17 Dec 2021£315,000 FlatLeasehold
50, Watson Place SE25 5EX 7 Sep 2021£325,000 FlatLeasehold
70, Watson Place SE25 5EX 25 Jun 2021£300,000 FlatLeasehold
18, Watson Place SE25 5EX 26 Mar 2021£421,000 TerracedFreehold
19, Watson Place SE25 5EX 1 Dec 2020£415,000 TerracedFreehold
15, Watson Place SE25 5EX 20 Feb 2020£315,000 FlatLeasehold
45, Watson Place SE25 5EX 18 Nov 2019£322,500 FlatLeasehold
36, Watson Place SE25 5EX 27 Sep 2019£255,000 FlatLeasehold
48, Watson Place SE25 5EX 13 Sep 2019£260,000 FlatLeasehold
28, Watson Place SE25 5EX 29 Jul 2019£306,000 FlatLeasehold
12, Watson Place SE25 5EX 3 May 2019£295,000 FlatLeasehold
51, Watson Place SE25 5EX 7 Dec 2018£255,000 FlatLeasehold
44, Watson Place SE25 5EX 14 Sep 2018£255,000 FlatLeasehold
21, Watson Place SE25 5EX 12 Jun 2018£320,000 FlatLeasehold
60, Watson Place SE25 5EX 12 Jan 2018£260,000 FlatLeasehold
90, Watson Place SE25 5FA 21 Dec 2017£330,000 FlatLeasehold
9, Watson Place SE25 5EX 13 Jul 2017£335,000 FlatLeasehold
90, Watson Place SE25 5FA 7 Jun 2017£250,000 FlatLeasehold
90, Watson Place SE25 5FA 7 Jun 2017£285,000 FlatLeasehold
8, Watson Place SE25 5EX 8 May 2017£348,000 FlatLeasehold
62, Watson Place SE25 5EX 5 May 2017£345,000 FlatLeasehold
27, Watson Place SE25 5EX 18 Apr 2017£345,000 FlatLeasehold
12

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

AddressSalesChange
9, Watson Place £335,000 (Jul 2017) → £309,750 (Jun 2026) -8%
over 9 yrs
50, Watson Place £325,000 (Sep 2021) → £337,500 (Apr 2026) +4%
over 5 yrs
13, Watson Place £330,000 (Feb 2017) → £330,000 (Mar 2022) → £327,000 (Oct 2025) -1%
over 9 yrs
21, Watson Place £320,000 (Jun 2018) → £330,000 (Jul 2025) +3%
over 7 yrs
71, Watson Place £257,500 (Mar 2016) → £263,000 (May 2024) +2%
over 8 yrs
90, Watson Place £250,000 (Jun 2017) → £330,000 (Dec 2017) → £345,000 (Oct 2023) +38%
over 6 yrs
28, Watson Place £306,000 (Jul 2019) → £327,500 (Feb 2023) +7%
over 4 yrs
67, Watson Place £295,000 (Feb 2016) → £315,500 (Jul 2022) +7%
over 6 yrs
60, Watson Place £260,000 (Jan 2018) → £285,000 (Feb 2022) +10%
over 4 yrs
70, Watson Place £325,000 (Dec 2016) → £300,000 (Jun 2021) -8%
over 5 yrs
48, Watson Place £285,000 (May 2016) → £260,000 (Sep 2019) -9%
over 3 yrs

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Schools near Watson Place

SchoolTypeAgesOfstedDistance
Heavers Farm Primary School 259 pupils Primary 3–11 Good Report 0.2 mi
St Chad's Catholic Primary School 336 pupils Primary Roman Catholic 3–11 Report 0.2 mi
Beckmead College 87 pupils Academy special converter 14–19 Good 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
Harris Professional Skills Sixth Form 280 pupils 16 plus 16–19 Report 0.4 mi
Harris Aspire Academy 2 pupils Free schools alternative provision 11–18 Outstanding Report 0.4 mi
St Thomas Becket Catholic Primary School 409 pupils Primary Roman Catholic 4–11 Good Report 0.4 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 0.4 mi · 7 min walk
  • Selhurst station 0.4 mi · 8 min walk
  • Thornton Heath station 1.0 mi · 20 min walk
  • Blackhorse Lane Tram Stop 0.7 mi · 13 min walk
  • Woodside Tram Stop 0.7 mi · 14 min walk

Nearest bus stops

  • Heavers Farm School (->N, TENNISON ROAD) 2 min walk
  • Sutton Gardens (->N, DAVIDSON ROAD) 3 min walk
  • Sutton Gardens (->S, DAVIDSON ROAD) 3 min walk
  • Beckford Road (->N, TOWPATH WAY) 3 min walk

GP surgeries

  • Northway Road Surgery
    139 Northway Road, Croydon · 0.4 mi
  • Selhurst Medical Centre
    27 Selhurst Road, South Norwood, London · 0.5 mi
  • Country Park Practice
    Woodside Health Centre, 3 Enmore Road, London · 0.5 mi
  • Denmark Road Surgery
    Woodside Health Centre, 3 Enmore Road, London · 0.5 mi

Supermarkets

  • Aldi Aldi South Norwood London · 0.4 mi
  • Sainsburys Local Sainsburys South Norwood Portland Road Local · 0.5 mi
  • The Co-operative Food Co-op Selhurst Road · 0.5 mi
  • Tesco Express Tesco South Norwood Express · 0.5 mi

Pharmacies

  • Day Lewis Pharmacy · 0.4 mi
  • Fishers Enmore Pharmacy · 0.5 mi
  • Selhurst Pharmacy · 0.6 mi

Dentists

  • Colosseum Dental (selhurst) · 0.4 mi
  • Natureza Dental Practice · 0.5 mi
  • The Family Dental Practice · 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

12345678910

This neighbourhood is in decile 3 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.

Income2 of 10
Employment3 of 10
Education and skills5 of 10
Health and disability3 of 10
Crime5 of 10
Access to housing and services3 of 10
Living environment5 of 10

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

Homes

HereEng & Wales
Owned37.5%62.5%
Private rented32.6%20.3%
Social rented29.7%17.1%
Households854

People

HereEng & Wales
Under 1521.6%17.4%
Aged 15–6467.1%64.1%
Aged 65+11.3%18.6%
Residents2,015

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)100%80%
Gigabit-capable100%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

HereEng & Wales
4G indoors, all 4 networks98%89%
4G indoors, at least 1 network100%100%
4G outdoors, all 4 networks100%99%
Calls indoors, all 4 networks99%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 Watson Place

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Who lives around Watson Place

Ethnic group

HereCroydon
White40.6%48.4%
Black, Black British, Black Welsh, Caribbean or African38.2%22.6%
Mixed or Multiple ethnic groups9.8%7.6%
Asian, Asian British or Asian Welsh8.8%17.5%
Other ethnic group2.6%3.9%

Religion

HereCroydon
Christian55.7%48.9%
No religion27.7%25.9%
Muslim7.6%10.4%
Not answered6.2%6.9%
Hindu1.4%5.9%
Buddhist0.6%0.6%
Sikh0.3%0.4%
Other religion0.3%0.8%

Country of birth

HereCroydon
Born in the UK61.7%65.1%
Born outside the UK38.3%34.9%

Highest qualification

HereCroydon
Level 4 qualifications and above40.9%41%
No qualifications17.1%16.1%
Level 3 qualifications15.1%14.7%
Level 2 qualifications11.3%12.3%
Level 1 and entry level qualifications7.6%9.1%
Apprenticeship4.3%3.8%
Other qualifications3.7%3%

General health

HereCroydon
Very good health51.4%51.2%
Good health31.3%33.5%
Fair health11.4%11.1%
Bad health4.6%3.3%
Very bad health1.4%1%

Cars or vans per household

HereCroydon
1 car or van in household44.3%43.2%
No cars or vans in household43.4%33.6%
2 cars or vans in household10.1%17.4%
3 or more cars or vans in household2.2%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 Watson Place

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Planning applications near Watson Place

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

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Council tax here

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Estate agents near Watson Place

  • Stirling Ackroyd 0.5 mi
  • Cray & Norton 0.8 mi
  • Hyde & Rowe 0.9 mi
  • Streets Ahead 0.9 mi
  • Black+Blanc 0.9 mi

Agent locations © OpenStreetMap contributors. More local agents

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