2 Watcombe Road, London, SE25 4UZ

Semi-detachedFreehold66 m² · EPC

Last sale£385,000Nov 2019 · HM Land Registry

If it moved with Croydon semi-detached prices£426,000Aug 2026 · UK HPI

Surface water floodingVery low

EnergyEPC ESep 2019

MapN ↑119 m ↔

Contains OS data © Crown copyright and database right 2026 · Contains HM Land Registry data © Crown copyright and database right 2026

Before you offer

1 thing to check

1Uninsulated solid walls: EPC E

Poor insulation or an EPC E–G rating can mean higher heating bills.

Read the full certificate and ask about insulation and heating costs.

EPC · Sep 2019

＋ Flood risk very low · Outside coal high-risk area · Not in a higher-radon area

Not covered here yet: conservation area, listed buildings nearby, article 4 direction, tree protection, road noise, rail noise, airport noise. Your conveyancer’s local search covers the planning checks.

Buying stagePrepare for a viewing ↓Saved privately on this device

Price

HM Land Registry · Sep 2026 · UK HPI · Aug 2026

If it moved with Croydon semi-detached prices

£426,000

How does the asking price compare?

This home’s sale history

Sold	Price	Type	Tenure	Record
Nov 2019	£385,000	Semi-detached	Freehold	A
Mar 1999	£83,000	Semi-detached	Freehold	A

Street sales

Same type and tenure, other homes in the last 36 months: £487,000 · 1 sales

Address	Sold	Price	Type	Tenure
56 Watcombe Road, London, SE25 4UZ	Sep 2026	£540,000	Terraced	Freehold
7 Watcombe Road, London, SE25 4XA	Jul 2026	£535,000	Terraced	Freehold
86 Watcombe Road, London, SE25 4UZ	Jul 2026	£621,500	Terraced	Freehold
25 Watcombe Road, London, SE25 4XA	Jun 2026	£472,500	Terraced	Freehold
54 Watcombe Road, London, SE25 4UZ	Jun 2026	£475,000	Terraced	Freehold
89 Watcombe Road, London, SE25 4XA	May 2026	£415,000	Terraced	Freehold
58 Watcombe Road, London, SE25 4UZ	Mar 2026	£500,000	Terraced	Freehold
28 Watcombe Road, London, SE25 4UZ	Nov 2025	£450,000	Terraced	Freehold

Show all 164

Address	Sold	Price	Type	Tenure
61 Watcombe Road, London, SE25 4XA	Jun 2025	£500,000	Terraced	Freehold
72 Watcombe Road, London, SE25 4UZ	Jun 2025	£595,000	Terraced	Freehold
41 Watcombe Road, London, SE25 4XA	Mar 2025	£487,000	Semi-detached	Freehold
89 Watcombe Road, London, SE25 4XA	Jan 2025	£390,000	Terraced	Freehold
65 Watcombe Road, London, SE25 4XA	Nov 2024	£481,000	Terraced	Freehold
26 Watcombe Road, London, SE25 4UZ	Sep 2024	£413,500	Terraced	Freehold
13 Watcombe Road, London, SE25 4XA	Aug 2024	£472,750	Terraced	Freehold
52 Watcombe Road, London, SE25 4UZ	Oct 2023	£560,000	Terraced	Freehold
20 Watcombe Road, London, SE25 4UZ	Oct 2023	£475,000	Terraced	Freehold
36 Watcombe Road, London, SE25 4UZ	Sep 2023	£540,000	Terraced	Freehold
21 Watcombe Road, London, SE25 4XA	Jul 2023	£575,000	Terraced	Freehold
14 Watcombe Road, London, SE25 4UZ	Jun 2023	£264,250	Flat / maisonette	Leasehold
1 Watcombe Road, London, SE25 4XA	Mar 2023	£555,000	Terraced	Freehold
41 Watcombe Road, London, SE25 4XA	Oct 2022	£488,795	Semi-detached	Freehold
57 Watcombe Road, London, SE25 4XA	Jul 2022	£450,000	Terraced	Freehold
52 Watcombe Road, London, SE25 4UZ	Jul 2022	£410,000	Terraced	Freehold
35 Watcombe Road, London, SE25 4XA	May 2022	£570,000	Terraced	Freehold
90 Watcombe Road, London, SE25 4UZ	Mar 2022	£237,939	Terraced	Freehold
70 Watcombe Road, London, SE25 4UZ	Feb 2022	£490,100	Terraced	Freehold
20 Watcombe Road, London, SE25 4UZ	Dec 2021	£440,000	Terraced	Freehold
61 Watcombe Road, London, SE25 4XA	Jun 2021	£465,000	Terraced	Freehold
8 Watcombe Road, London, SE25 4UZ	May 2021	£440,000	Terraced	Freehold
4 Watcombe Road, London, SE25 4UZ	Apr 2021	£388,000	Terraced	Freehold
72 Watcombe Road, London, SE25 4UZ	Mar 2021	£342,000	Terraced	Freehold
7 Watcombe Road, London, SE25 4XA	Jan 2021	£485,000	Terraced	Freehold
73 Watcombe Road, London, SE25 4XA	Jan 2021	£457,000	Terraced	Freehold
73 Watcombe Road, London, SE25 4XA	Jan 2020	£345,000	Terraced	Freehold
11 Watcombe Road, London, SE25 4XA	Jan 2020	£307,000	Terraced	Freehold
11 Watcombe Road, London, SE25 4XA	Jan 2020	£315,000	Terraced	Freehold
2 Watcombe Road, London, SE25 4UZ	Nov 2019	£385,000	Semi-detached	Freehold
31 Watcombe Road, London, SE25 4XA	Jul 2019	£375,000	Terraced	Freehold
83 Watcombe Road, London, SE25 4XA	May 2019	£418,500	Terraced	Freehold
76 Watcombe Road, London, SE25 4UZ	May 2019	£345,000	Terraced	Freehold
91 Watcombe Road, London, SE25 4XA	Nov 2018	£418,000	Terraced	Freehold
65 Watcombe Road, London, SE25 4XA	Aug 2018	£432,850	Terraced	Freehold
22 Watcombe Road, London, SE25 4UZ	Dec 2017	£355,000	Terraced	Freehold
88 Watcombe Road, London, SE25 4UZ	Dec 2017	£415,000	Terraced	Freehold
38 Watcombe Road, London, SE25 4UZ	Sep 2017	£441,000	Terraced	Freehold
44 Watcombe Road, London, SE25 4UZ	Jul 2017	£400,000	Terraced	Freehold
70 Watcombe Road, London, SE25 4UZ	Apr 2017	£412,000	Terraced	Freehold
38 Watcombe Road, London, SE25 4UZ	Mar 2017	£310,000	Terraced	Freehold
8 Watcombe Road, London, SE25 4UZ	Nov 2016	£375,000	Terraced	Freehold
21 Watcombe Road, London, SE25 4XA	Sep 2016	£357,559	Terraced	Freehold
36 Watcombe Road, London, SE25 4UZ	May 2016	£396,000	Terraced	Freehold
4 Watcombe Road, London, SE25 4UZ	Apr 2016	£375,000	Terraced	Freehold
20 Watcombe Road, London, SE25 4UZ	Mar 2016	£338,500	Terraced	Freehold
7 Watcombe Road, London, SE25 4XA	Jan 2016	£400,000	Terraced	Freehold
86 Watcombe Road, London, SE25 4UZ	Sep 2015	£335,000	Terraced	Freehold
59 Watcombe Road, London, SE25 4XA	Aug 2015	£351,000	Terraced	Freehold
26 Watcombe Road, London, SE25 4UZ	May 2015	£315,000	Terraced	Freehold
1 Watcombe Road, London, SE25 4XA	Apr 2015	£307,500	Terraced	Freehold
54 Watcombe Road, London, SE25 4UZ	Feb 2015	£291,500	Terraced	Freehold
65 Watcombe Road, London, SE25 4XA	Nov 2014	£322,375	Terraced	Freehold
19 Watcombe Road, London, SE25 4XA	Oct 2014	£304,000	Terraced	Freehold
74 Watcombe Road, London, SE25 4UZ	Oct 2014	£305,000	Terraced	Freehold
9 Watcombe Road, London, SE25 4XA	Aug 2014	£260,000	Terraced	Freehold
53 Watcombe Road, London, SE25 4XA	Jun 2014	£295,000	Terraced	Freehold
61 Watcombe Road, London, SE25 4XA	May 2014	£327,600	Terraced	Freehold
56 Watcombe Road, London, SE25 4UZ	Apr 2014	£290,000	Terraced	Freehold
78 Watcombe Road, London, SE25 4UZ	Feb 2014	£216,000	Terraced	Freehold
17 Watcombe Road, London, SE25 4XA	Jan 2014	£243,200	Terraced	Freehold
81 Watcombe Road, London, SE25 4XA	Nov 2013	£242,000	Terraced	Freehold
28 Watcombe Road, London, SE25 4UZ	Oct 2013	£240,000	Terraced	Freehold
84 Watcombe Road, London, SE25 4UZ	Sep 2013	£210,000	Terraced	Freehold
23 Watcombe Road, London, SE25 4XA	May 2013	£250,000	Terraced	Freehold
88 Watcombe Road, London, SE25 4UZ	Jul 2012	£205,000	Terraced	Freehold
30 Watcombe Road, London, SE25 4UZ	Apr 2012	£178,800	Terraced	Freehold
60 Watcombe Road, London, SE25 4UZ	Mar 2012	£200,000	Terraced	Freehold
85 Watcombe Road, London, SE25 4XA	Mar 2012	£180,000	Terraced	Freehold
45 Watcombe Road, London, SE25 4XA	Nov 2011	£186,000	Terraced	Freehold
86 Watcombe Road, London, SE25 4UZ	Feb 2011	£219,950	Terraced	Freehold
82 Watcombe Road, London, SE25 4UZ	Dec 2010	£189,600	Terraced	Freehold
70 Watcombe Road, London, SE25 4UZ	Nov 2010	£172,500	Terraced	Freehold
86 Watcombe Road, London, SE25 4UZ	Apr 2010	£155,000	Terraced	Freehold
94 Watcombe Road, London, SE25 4UZ	Feb 2010	£219,000	Terraced	Freehold
32 Watcombe Road, London, SE25 4UZ	Jul 2009	£167,500	Terraced	Freehold
90 Watcombe Road, London, SE25 4UZ	Jul 2009	£173,500	Terraced	Freehold
46 Watcombe Road, London, SE25 4UZ	Jun 2009	£200,000	Terraced	Freehold
22 Watcombe Road, London, SE25 4UZ	Nov 2008	£187,500	Terraced	Freehold
20 Watcombe Road, London, SE25 4UZ	Oct 2008	£205,000	Terraced	Freehold
65 Watcombe Road, London, SE25 4XA	Sep 2008	£231,000	Terraced	Freehold
4 Watcombe Road, London, SE25 4UZ	May 2008	£220,000	Terraced	Freehold
57 Watcombe Road, London, SE25 4XA	Feb 2008	£233,000	Terraced	Freehold
36 Watcombe Road, London, SE25 4UZ	Jul 2007	£195,000	Terraced	Freehold
14 Watcombe Road, London, SE25 4UZ	Oct 2006	£89,000	Flat / maisonette	Leasehold
8 Watcombe Road, London, SE25 4UZ	Oct 2006	£186,000	Terraced	Freehold
54 Watcombe Road, London, SE25 4UZ	Jun 2006	£185,000	Terraced	Freehold
56 Watcombe Road, London, SE25 4UZ	Jun 2006	£204,500	Terraced	Freehold
46 Watcombe Road, London, SE25 4UZ	May 2006	£186,000	Terraced	Freehold
23 Watcombe Road, London, SE25 4XA	Apr 2006	£237,000	Terraced	Freehold
29 Watcombe Road, London, SE25 4XA	Jul 2005	£180,000	Terraced	Freehold
74 Watcombe Road, London, SE25 4UZ	May 2005	£176,000	Semi-detached	Freehold
39 Watcombe Road, London, SE25 4XA	Feb 2005	£182,000	Terraced	Freehold
24 Watcombe Road, London, SE25 4UZ	Jan 2005	£219,500	Terraced	Freehold
61 Watcombe Road, London, SE25 4XA	Dec 2004	£205,000	Terraced	Freehold
9 Watcombe Road, London, SE25 4XA	Dec 2004	£188,950	Terraced	Freehold
28 Watcombe Road, London, SE25 4UZ	Dec 2004	£168,000	Terraced	Freehold
11 Watcombe Road, London, SE25 4XA	Dec 2004	£180,000	Terraced	Freehold
35 Watcombe Road, London, SE25 4XA	Sep 2004	£180,000	Terraced	Freehold
20 Watcombe Road, London, SE25 4UZ	May 2004	£179,950	Terraced	Freehold
73 Watcombe Road, London, SE25 4XA	Mar 2004	£175,000	Terraced	Freehold
78 Watcombe Road, London, SE25 4UZ	Feb 2004	£165,000	Terraced	Freehold
52 Watcombe Road, London, SE25 4UZ	Jan 2004	£174,000	Terraced	Freehold
60 Watcombe Road, London, SE25 4UZ	Jun 2003	£170,000	Terraced	Freehold
41 Watcombe Road, London, SE25 4XA	Jun 2003	£145,000	Semi-detached	Freehold
72 Watcombe Road, London, SE25 4UZ	Mar 2003	£90,000	Terraced	Freehold
54 Watcombe Road, London, SE25 4UZ	Jan 2003	£157,000	Terraced	Freehold
89 Watcombe Road, London, SE25 4XA	Dec 2002	£162,000	Terraced	Freehold
25 Watcombe Road, London, SE25 4XA	Dec 2002	£162,950	Terraced	Freehold
61 Watcombe Road, London, SE25 4XA	Feb 2002	£139,000	Terraced	Freehold
59 Watcombe Road, London, SE25 4XA	Sep 2001	£132,000	Semi-detached	Freehold
17 Watcombe Road, London, SE25 4XA	Sep 2001	£124,500	Terraced	Freehold
94 Watcombe Road, London, SE25 4UZ	Aug 2001	£123,500	Terraced	Freehold
44 Watcombe Road, London, SE25 4UZ	Aug 2001	£122,000	Terraced	Freehold
22 Watcombe Road, London, SE25 4UZ	Aug 2001	£115,950	Terraced	Freehold
82 Watcombe Road, London, SE25 4UZ	May 2001	£110,000	Terraced	Freehold
12 Watcombe Road, London, SE25 4UZ	Apr 2001	£120,000	Terraced	Freehold
80 Watcombe Road, London, SE25 4UZ	Apr 2001	£135,000	Terraced	Freehold
4 Watcombe Road, London, SE25 4UZ	Mar 2001	£95,000	Terraced	Freehold
80 Watcombe Road, London, SE25 4UZ	Dec 2000	£95,000	Terraced	Freehold
18 Watcombe Road, London, SE25 4UZ	Nov 2000	£116,000	Terraced	Freehold
59 Watcombe Road, London, SE25 4XA	Oct 2000	£123,000	Semi-detached	Freehold
24 Watcombe Road, London, SE25 4UZ	Jul 2000	£109,000	Terraced	Freehold
56 Watcombe Road, London, SE25 4UZ	Jul 2000	£126,000	Terraced	Freehold
65 Watcombe Road, London, SE25 4XA	May 2000	£110,000	Terraced	Freehold
8 Watcombe Road, London, SE25 4UZ	Feb 2000	£119,995	Terraced	Freehold
57 Watcombe Road, London, SE25 4XA	Feb 2000	£98,000	Terraced	Freehold
1 Watcombe Road, London, SE25 4XA	Sep 1999	£88,000	Terraced	Freehold
46 Watcombe Road, London, SE25 4UZ	Sep 1999	£84,950	Terraced	Freehold
16 Watcombe Road, London, SE25 4UZ	Sep 1999	£74,950	Terraced	Freehold
20 Watcombe Road, London, SE25 4UZ	Aug 1999	£85,000	Terraced	Freehold
45 Watcombe Road, London, SE25 4XA	Aug 1999	£83,000	Terraced	Freehold
12 Watcombe Road, London, SE25 4UZ	Jul 1999	£80,000	Terraced	Freehold
2 Watcombe Road, London, SE25 4UZ	Mar 1999	£83,000	Semi-detached	Freehold
52 Watcombe Road, London, SE25 4UZ	Dec 1998	£72,500	Terraced	Freehold
61 Watcombe Road, London, SE25 4XA	Sep 1998	£85,500	Terraced	Freehold
31 Watcombe Road, London, SE25 4XA	Aug 1998	£79,950	Terraced	Freehold
81 Watcombe Road, London, SE25 4XA	Aug 1998	£83,000	Terraced	Freehold
17 Watcombe Road, London, SE25 4XA	Jun 1998	£70,000	Terraced	Freehold
25 Watcombe Road, London, SE25 4XA	May 1998	£72,250	Terraced	Freehold
70 Watcombe Road, London, SE25 4UZ	Mar 1998	£72,500	Terraced	Freehold
23 Watcombe Road, London, SE25 4XA	Mar 1998	£78,000	Terraced	Freehold
21 Watcombe Road, London, SE25 4XA	Jan 1998	£76,000	Terraced	Freehold
35 Watcombe Road, London, SE25 4XA	Nov 1997	£73,500	Terraced	Freehold
88 Watcombe Road, London, SE25 4UZ	Sep 1997	£72,000	Terraced	Freehold
82 Watcombe Road, London, SE25 4UZ	Apr 1997	£65,000	Terraced	Freehold
73 Watcombe Road, London, SE25 4XA	Jan 1997	£64,000	Terraced	Freehold
84 Watcombe Road, London, SE25 4UZ	Nov 1996	£59,995	Terraced	Freehold
60 Watcombe Road, London, SE25 4UZ	Nov 1996	£53,000	Terraced	Freehold
17 Watcombe Road, London, SE25 4XA	Oct 1996	£60,000	Terraced	Freehold
8 Watcombe Road, London, SE25 4UZ	Aug 1996	£52,500	Terraced	Freehold
39 Watcombe Road, London, SE25 4XA	Aug 1996	£55,250	Terraced	Freehold
89 Watcombe Road, London, SE25 4XA	Jul 1996	£54,500	Terraced	Freehold
84 Watcombe Road, London, SE25 4UZ	May 1996	£43,000	Terraced	Freehold
17 Watcombe Road, London, SE25 4XA	Jan 1996	£39,500	Terraced	Freehold
83 Watcombe Road, London, SE25 4XA	Aug 1995	£49,000	Terraced	Freehold

All street records →

The land

＋ Flood risk very low · Outside coal high-risk area · Not in a higher-radon area

Not covered here yet: conservation area, listed buildings nearby, article 4 direction, tree protection. Your conveyancer’s local search covers the planning checks.

View building and land map ↑

The building

Uninsulated solid walls: EPC E

Poor insulation or an EPC E–G rating can mean higher heating bills.

Read the full certificate and ask about insulation and heating costs.

EPC · Sep 2019

Floor area: 66 m²
Potential EPC band: B
Age band: England and Wales: 1900-1929
Walls (certificate wording): Solid brick, as built, no insulation (assumed)
Roof (certificate wording): Pitched, 350 mm loft insulation
Windows (certificate wording): Fully double glazed
Heating (certificate wording): Boiler and radiators, mains gas
Building height: Unavailable

EPC · Sep 2019

Living

Broadband in the area

Postcode residential gigabit coverage: 100%

Full fibre in the local authority: 70.4%

Ofcom · Jan 2026

Schools nearby

Oasis Academy RyelandsPrimary · 115 m · School remains Good
Oasis Academy ArenaSecondary · 277 m · Requires improvement
Crosfield Nursery SchoolNursery · 432 m · School remains Good
South Norwood PrimaryPrimary · 580 m · Good
St Mark's Church of England Primary AcademyPrimary · 642 m · School remains Good
St Thomas Becket Catholic Primary SchoolPrimary · 716 m · Good
Oasis Academy Shirley Park PrimaryPrimary · 834 m
Harris Academy South NorwoodSecondary · 962 m · Good
Harris Aspire Academy996 m · Outstanding
Harris Professional Skills Sixth Form16 plus · 996 m
Stewart Fleming Primary SchoolPrimary · 1100 m · School remains Outstanding
Beckmead College1101 m · Good
Heavers Farm Primary SchoolPrimary · 1131 m · Good
Monks Orchard Primary SchoolPrimary · 1215 m · Good
Woodside Primary SchoolPrimary · 1271 m · Standards maintained
Oasis Academy Shirley ParkSecondary · 1321 m · Not judged
St Chad's Catholic Primary SchoolPrimary · 1323 m · School remains Good
Marian Vian Primary SchoolPrimary · 1376 m · School remains Good
Robert Fitzroy AcademyPrimary · 1395 m · School remains Good

DfE GIAS · Nov 2026 · Ofsted · Sep 2026

Area context

Deprivation decile (1 is most deprived within its nation): 6 · England 2025

Recorded police incidents: 132

SE25 4UZ →

Before you offer

Viewing checklist

Saved privately on this device

Private notes

Refresh the saved facts when you return. No email alerts are sent.

Next steps

Ask a surveyor to confirm Level 2 or Level 3 after reviewing the age, condition and alterations.

Ask the conveyancer about local authority, drainage, environmental, flood and mining searches appropriate to this address.

Compare survey levels →

Questions for the agent

For 2 Watcombe Road, London, SE25 4UZ, please confirm the full address and asking price.

Read the full certificate and ask about insulation and heating costs.

Please provide the EPC, details of alterations and any previous flooding, movement or insurance claims.

Questions for your surveyor and conveyancer

Ask the surveyor

Which survey level covers this home’s condition, damp, cracks and any alterations?

Uninsulated solid walls: Read the full certificate and ask about insulation and heating costs.

Ask the conveyancer

Which title, drainage and local searches are needed for this address?

Sources and licences

INSPIRE conditions · Sources and licences