1Surface water flooding: Medium
Heavy rain can collect around the home and affect insurance costs.
Ask about previous flooding and obtain an insurance quote; ask the conveyancer about a flood search.
88 Watson Place, London, SE25 5FA
Last sale£200,000Oct 2013 · HM Land Registry
If it moved with Croydon flat prices£295,000Aug 2026 · UK HPI
Surface water floodingMedium
EnergyEPC BOct 2013
MapN ↑119 m ↔
Before you offer
2 things to check
2Leasehold: Lease documents needed
The lease term and charges affect future costs and mortgage options.
Ask the agent for the lease, remaining term, charges and planned works.
＋ Rivers and sea flooding: Very low · Outside coal high-risk area · Not in a higher-radon area · EPC B
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.
Prepare for a viewing ↓Saved privately on this devicePrice
If it moved with Croydon flat prices
£295,000
How does the asking price compare?
This home’s sale history
| Sold | Price | Type | Tenure | Record |
|---|---|---|---|---|
| Oct 2013 | £200,000 | Flat / maisonette | Leasehold | A · New build |
Street sales
Same type and tenure, other homes in the last 36 months: £327,000 · 9 sales
| Address | Sold | Price | Type | Tenure |
|---|---|---|---|---|
| 9 Watson Place, London, SE25 5EX | Jun 2026 | £309,750 | Flat / maisonette | Leasehold |
| 50 Watson Place, London, SE25 5EX | Apr 2026 | £337,500 | Flat / maisonette | Leasehold |
| 82 Watson Place, London, SE25 5FA | Nov 2025 | £337,500 | Flat / maisonette | Leasehold |
| 13 Watson Place, London, SE25 5EX | Oct 2025 | £327,000 | Flat / maisonette | Leasehold |
| 21 Watson Place, London, SE25 5EX | Jul 2025 | £330,000 | Flat / maisonette | Leasehold |
| 74 Watson Place, London, SE25 5EX | Jun 2025 | £352,000 | Flat / maisonette | Leasehold |
| 20 Watson Place, London, SE25 5EX | Apr 2025 | £300,000 | Flat / maisonette | Leasehold |
| 80 Watson Place, London, SE25 5FA | Jan 2025 | £310,000 | Flat / maisonette | Leasehold |
Show all 143
| Address | Sold | Price | Type | Tenure |
|---|---|---|---|---|
| 71 Watson Place, London, SE25 5EX | May 2024 | £263,000 | Flat / maisonette | Leasehold |
| 90 Watson Place, London, SE25 5FA | Oct 2023 | £345,000 | Flat / maisonette | Leasehold |
| 84 Watson Place, London, SE25 5FA | Jun 2023 | £290,000 | Flat / maisonette | Leasehold |
| 4 Watson Place, London, SE25 5EX | May 2023 | £315,000 | Flat / maisonette | Leasehold |
| 28 Watson Place, London, SE25 5EX | Feb 2023 | £327,500 | Flat / maisonette | Leasehold |
| 53 Watson Place, London, SE25 5EX | Dec 2022 | £390,000 | Flat / maisonette | Leasehold |
| 86 Watson Place, London, SE25 5FA | Nov 2022 | £340,000 | Flat / maisonette | Leasehold |
| 68 Watson Place, London, SE25 5EX | Sep 2022 | £330,000 | Flat / maisonette | Leasehold |
| 16 Watson Place, London, SE25 5EX | Aug 2022 | £192,500 | Flat / maisonette | Leasehold |
| 32 Watson Place, London, SE25 5EX | Jul 2022 | £195,000 | Other property | Leasehold |
| 67 Watson Place, London, SE25 5EX | Jul 2022 | £315,500 | Flat / maisonette | Leasehold |
| 47 Watson Place, London, SE25 5EX | Jun 2022 | £319,000 | Flat / maisonette | Leasehold |
| 29 Watson Place, London, SE25 5EX | Jun 2022 | £134,000 | Flat / maisonette | Leasehold |
| 3 Watson Place, London, SE25 5EX | May 2022 | £410,000 | Terraced | Freehold |
| 31 Watson Place, London, SE25 5EX | May 2022 | £190,000 | Flat / maisonette | Leasehold |
| 30 Watson Place, London, SE25 5EX | May 2022 | £151,500 | Flat / maisonette | Leasehold |
| 13 Watson Place, London, SE25 5EX | Mar 2022 | £330,000 | Flat / maisonette | Leasehold |
| 77 Watson Place, London, SE25 5EX | Mar 2022 | £300,000 | Flat / maisonette | Leasehold |
| 46 Watson Place, London, SE25 5EX | Mar 2022 | £390,000 | Flat / maisonette | Leasehold |
| 60 Watson Place, London, SE25 5EX | Feb 2022 | £285,000 | Flat / maisonette | Leasehold |
| 59 Watson Place, London, SE25 5EX | Dec 2021 | £315,000 | Flat / maisonette | Leasehold |
| 50 Watson Place, London, SE25 5EX | Sep 2021 | £325,000 | Flat / maisonette | Leasehold |
| 70 Watson Place, London, SE25 5EX | Jun 2021 | £300,000 | Flat / maisonette | Leasehold |
| 18 Watson Place, London, SE25 5EX | Mar 2021 | £421,000 | Terraced | Freehold |
| 19 Watson Place, London, SE25 5EX | Dec 2020 | £415,000 | Terraced | Freehold |
| 15 Watson Place, London, SE25 5EX | Feb 2020 | £315,000 | Flat / maisonette | Leasehold |
| 45 Watson Place, London, SE25 5EX | Nov 2019 | £322,500 | Flat / maisonette | Leasehold |
| 36 Watson Place, London, SE25 5EX | Sep 2019 | £255,000 | Flat / maisonette | Leasehold |
| 48 Watson Place, London, SE25 5EX | Sep 2019 | £260,000 | Flat / maisonette | Leasehold |
| 28 Watson Place, London, SE25 5EX | Jul 2019 | £306,000 | Flat / maisonette | Leasehold |
| 12 Watson Place, London, SE25 5EX | May 2019 | £295,000 | Flat / maisonette | Leasehold |
| 51 Watson Place, London, SE25 5EX | Dec 2018 | £255,000 | Flat / maisonette | Leasehold |
| 44 Watson Place, London, SE25 5EX | Sep 2018 | £255,000 | Flat / maisonette | Leasehold |
| 21 Watson Place, London, SE25 5EX | Jun 2018 | £320,000 | Flat / maisonette | Leasehold |
| 60 Watson Place, London, SE25 5EX | Jan 2018 | £260,000 | Flat / maisonette | Leasehold |
| 90 Watson Place, London, SE25 5FA | Dec 2017 | £330,000 | Flat / maisonette | Leasehold |
| 9 Watson Place, London, SE25 5EX | Jul 2017 | £335,000 | Flat / maisonette | Leasehold |
| 90 Watson Place, London, SE25 5FA | Jun 2017 | £285,000 | Flat / maisonette | Leasehold |
| 90 Watson Place, London, SE25 5FA | Jun 2017 | £250,000 | Flat / maisonette | Leasehold |
| 8 Watson Place, London, SE25 5EX | May 2017 | £348,000 | Flat / maisonette | Leasehold |
| 62 Watson Place, London, SE25 5EX | May 2017 | £345,000 | Flat / maisonette | Leasehold |
| 27 Watson Place, London, SE25 5EX | Apr 2017 | £345,000 | Flat / maisonette | Leasehold |
| 13 Watson Place, London, SE25 5EX | Feb 2017 | £330,000 | Flat / maisonette | Leasehold |
| 49 Watson Place, London, SE25 5EX | Feb 2017 | £330,000 | Flat / maisonette | Leasehold |
| 70 Watson Place, London, SE25 5EX | Dec 2016 | £325,000 | Flat / maisonette | Leasehold |
| 39 Watson Place, London, SE25 5EX | Oct 2016 | £350,000 | Flat / maisonette | Leasehold |
| 48 Watson Place, London, SE25 5EX | May 2016 | £285,000 | Flat / maisonette | Leasehold |
| 10 Watson Place, London, SE25 5EX | May 2016 | £349,950 | Flat / maisonette | Leasehold |
| 71 Watson Place, London, SE25 5EX | Mar 2016 | £257,500 | Flat / maisonette | Leasehold |
| 67 Watson Place, London, SE25 5EX | Feb 2016 | £295,000 | Flat / maisonette | Leasehold |
| 52 Watson Place, London, SE25 5EX | Nov 2015 | £305,750 | Flat / maisonette | Leasehold |
| 59 Watson Place, London, SE25 5EX | Feb 2015 | £270,000 | Flat / maisonette | Leasehold |
| 20 Watson Place, London, SE25 5EX | May 2014 | £206,000 | Flat / maisonette | Leasehold |
| 27 Watson Place, London, SE25 5EX | Apr 2014 | £224,000 | Flat / maisonette | Leasehold |
| 26 Watson Place, London, SE25 5EX | Apr 2014 | £226,000 | Flat / maisonette | Leasehold |
| 17 Watson Place, London, SE25 5EX | Apr 2014 | £250,000 | Terraced | Freehold |
| 18 Watson Place, London, SE25 5EX | Apr 2014 | £270,000 | Terraced | Freehold |
| 28 Watson Place, London, SE25 5EX | Apr 2014 | £220,000 | Flat / maisonette | Leasehold |
| 23 Watson Place, London, SE25 5EX | Mar 2014 | £219,000 | Flat / maisonette | Leasehold |
| 24 Watson Place, London, SE25 5EX | Mar 2014 | £221,000 | Flat / maisonette | Leasehold |
| 25 Watson Place, London, SE25 5EX | Mar 2014 | £216,000 | Flat / maisonette | Leasehold |
| 21 Watson Place, London, SE25 5EX | Mar 2014 | £215,000 | Flat / maisonette | Leasehold |
| 22 Watson Place, London, SE25 5EX | Mar 2014 | £205,000 | Flat / maisonette | Leasehold |
| 19 Watson Place, London, SE25 5EX | Mar 2014 | £262,000 | Terraced | Freehold |
| 15 Watson Place, London, SE25 5EX | Feb 2014 | £214,000 | Flat / maisonette | Leasehold |
| 3 Watson Place, London, SE25 5EX | Feb 2014 | £270,000 | Terraced | Freehold |
| 14 Watson Place, London, SE25 5EX | Feb 2014 | £215,000 | Flat / maisonette | Leasehold |
| 13 Watson Place, London, SE25 5EX | Feb 2014 | £220,000 | Flat / maisonette | Leasehold |
| 12 Watson Place, London, SE25 5EX | Feb 2014 | £221,000 | Flat / maisonette | Leasehold |
| 10 Watson Place, London, SE25 5EX | Feb 2014 | £207,000 | Flat / maisonette | Leasehold |
| 9 Watson Place, London, SE25 5EX | Feb 2014 | £218,000 | Flat / maisonette | Leasehold |
| 11 Watson Place, London, SE25 5EX | Feb 2014 | £210,000 | Flat / maisonette | Leasehold |
| 1 Watson Place, London, SE25 5EX | Feb 2014 | £265,000 | Terraced | Freehold |
| 5 Watson Place, London, SE25 5EX | Feb 2014 | £203,000 | Flat / maisonette | Leasehold |
| 4 Watson Place, London, SE25 5EX | Feb 2014 | £203,000 | Flat / maisonette | Leasehold |
| 2 Watson Place, London, SE25 5EX | Feb 2014 | £260,000 | Terraced | Freehold |
| 6 Watson Place, London, SE25 5EX | Feb 2014 | £206,000 | Flat / maisonette | Leasehold |
| 7 Watson Place, London, SE25 5EX | Feb 2014 | £210,000 | Flat / maisonette | Leasehold |
| 8 Watson Place, London, SE25 5EX | Feb 2014 | £208,000 | Flat / maisonette | Leasehold |
| 53 Watson Place, London, SE25 5EX | Jan 2014 | £250,000 | Flat / maisonette | Leasehold |
| 54 Watson Place, London, SE25 5EX | Jan 2014 | £232,995 | Flat / maisonette | Leasehold |
| 52 Watson Place, London, SE25 5EX | Jan 2014 | £211,995 | Flat / maisonette | Leasehold |
| 55 Watson Place, London, SE25 5EX | Jan 2014 | £247,495 | Flat / maisonette | Leasehold |
| 43 Watson Place, London, SE25 5EX | Dec 2013 | £242,000 | Flat / maisonette | Leasehold |
| 50 Watson Place, London, SE25 5EX | Dec 2013 | £205,000 | Flat / maisonette | Leasehold |
| 49 Watson Place, London, SE25 5EX | Dec 2013 | £209,995 | Flat / maisonette | Leasehold |
| 46 Watson Place, London, SE25 5EX | Dec 2013 | £249,995 | Flat / maisonette | Leasehold |
| 47 Watson Place, London, SE25 5EX | Dec 2013 | £189,995 | Flat / maisonette | Leasehold |
| 48 Watson Place, London, SE25 5EX | Dec 2013 | £163,995 | Flat / maisonette | Leasehold |
| 45 Watson Place, London, SE25 5EX | Dec 2013 | £213,000 | Flat / maisonette | Leasehold |
| 51 Watson Place, London, SE25 5EX | Dec 2013 | £162,000 | Flat / maisonette | Leasehold |
| 44 Watson Place, London, SE25 5EX | Dec 2013 | £176,000 | Flat / maisonette | Leasehold |
| 42 Watson Place, London, SE25 5EX | Dec 2013 | £246,495 | Flat / maisonette | Leasehold |
| 41 Watson Place, London, SE25 5EX | Dec 2013 | £209,000 | Flat / maisonette | Leasehold |
| 37 Watson Place, London, SE25 5EX | Dec 2013 | £209,000 | Flat / maisonette | Leasehold |
| 38 Watson Place, London, SE25 5EX | Dec 2013 | £249,995 | Flat / maisonette | Leasehold |
| 39 Watson Place, London, SE25 5EX | Dec 2013 | £207,000 | Flat / maisonette | Leasehold |
| 40 Watson Place, London, SE25 5EX | Dec 2013 | £170,000 | Flat / maisonette | Leasehold |
| 33 Watson Place, London, SE25 5EX | Nov 2013 | £209,995 | Flat / maisonette | Leasehold |
| 36 Watson Place, London, SE25 5EX | Nov 2013 | £158,995 | Flat / maisonette | Leasehold |
| 34 Watson Place, London, SE25 5EX | Nov 2013 | £226,000 | Flat / maisonette | Leasehold |
| 35 Watson Place, London, SE25 5EX | Nov 2013 | £191,995 | Flat / maisonette | Leasehold |
| 90 Watson Place, London, SE25 5FA | Nov 2013 | £207,995 | Flat / maisonette | Leasehold |
| 91 Watson Place, London, SE25 5FA | Nov 2013 | £210,995 | Flat / maisonette | Leasehold |
| 86 Watson Place, London, SE25 5FA | Oct 2013 | £213,995 | Flat / maisonette | Leasehold |
| 88 Watson Place, London, SE25 5FA | Oct 2013 | £200,000 | Flat / maisonette | Leasehold |
| 87 Watson Place, London, SE25 5FA | Oct 2013 | £197,995 | Flat / maisonette | Leasehold |
| 85 Watson Place, London, SE25 5FA | Oct 2013 | £193,995 | Flat / maisonette | Leasehold |
| 89 Watson Place, London, SE25 5FA | Oct 2013 | £200,000 | Flat / maisonette | Leasehold |
| 84 Watson Place, London, SE25 5FA | Oct 2013 | £201,995 | Flat / maisonette | Leasehold |
| 82 Watson Place, London, SE25 5FA | Oct 2013 | £195,000 | Flat / maisonette | Leasehold |
| 80 Watson Place, London, SE25 5FA | Oct 2013 | £188,995 | Flat / maisonette | Leasehold |
| 81 Watson Place, London, SE25 5FA | Oct 2013 | £191,995 | Flat / maisonette | Leasehold |
| 79 Watson Place, London, SE25 5FA | Oct 2013 | £191,995 | Flat / maisonette | Leasehold |
| 83 Watson Place, London, SE25 5FA | Oct 2013 | £195,995 | Flat / maisonette | Leasehold |
| 64 Watson Place, London, SE25 5EX | Oct 2013 | £242,000 | Flat / maisonette | Leasehold |
| 57 Watson Place, London, SE25 5EX | Oct 2013 | £152,000 | Flat / maisonette | Leasehold |
| 58 Watson Place, London, SE25 5EX | Oct 2013 | £181,995 | Flat / maisonette | Leasehold |
| 66 Watson Place, London, SE25 5EX | Oct 2013 | £225,995 | Flat / maisonette | Leasehold |
| 62 Watson Place, London, SE25 5EX | Oct 2013 | £239,995 | Flat / maisonette | Leasehold |
| 63 Watson Place, London, SE25 5EX | Oct 2013 | £219,995 | Flat / maisonette | Leasehold |
| 72 Watson Place, London, SE25 5EX | Sep 2013 | £235,790 | Flat / maisonette | Leasehold |
| 60 Watson Place, London, SE25 5EX | Sep 2013 | £160,995 | Flat / maisonette | Leasehold |
| 56 Watson Place, London, SE25 5EX | Sep 2013 | £185,000 | Flat / maisonette | Leasehold |
| 59 Watson Place, London, SE25 5EX | Sep 2013 | £186,995 | Flat / maisonette | Leasehold |
| 78 Watson Place, London, SE25 5EX | Sep 2013 | £162,995 | Flat / maisonette | Leasehold |
| 69 Watson Place, London, SE25 5EX | Sep 2013 | £226,995 | Flat / maisonette | Leasehold |
| 61 Watson Place, London, SE25 5EX | Sep 2013 | £192,995 | Flat / maisonette | Leasehold |
| 76 Watson Place, London, SE25 5EX | Sep 2013 | £234,000 | Flat / maisonette | Leasehold |
| 77 Watson Place, London, SE25 5EX | Aug 2013 | £194,995 | Flat / maisonette | Leasehold |
| 67 Watson Place, London, SE25 5EX | Aug 2013 | £189,995 | Flat / maisonette | Leasehold |
| 74 Watson Place, London, SE25 5EX | Aug 2013 | £191,995 | Flat / maisonette | Leasehold |
| 65 Watson Place, London, SE25 5EX | Aug 2013 | £178,995 | Flat / maisonette | Leasehold |
| 70 Watson Place, London, SE25 5EX | Aug 2013 | £191,995 | Flat / maisonette | Leasehold |
| 68 Watson Place, London, SE25 5EX | Aug 2013 | £191,995 | Flat / maisonette | Leasehold |
The land
Surface water flooding: Medium
Heavy rain can collect around the home and affect insurance costs.
Ask about previous flooding and obtain an insurance quote; ask the conveyancer about a flood search.
＋ Rivers and sea flooding: 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
EPC B
Poor insulation or an EPC E–G rating can mean higher heating bills.
Read the full certificate and ask about insulation and heating costs.
- Floor area
- 66 m²
- Potential EPC band
- B
- Age band
- 2013
- Walls (certificate wording)
- Average thermal transmittance 0.22 W/m²K
- Roof (certificate wording)
- Average thermal transmittance 0.13 W/m²K
- Windows (certificate wording)
- High performance glazing
- Heating (certificate wording)
- Boiler and radiators, mains gas
- Building height
- Unavailable
Living
Broadband in the area
Postcode residential gigabit coverage: 100%
Full fibre in the local authority: 70.4%
Schools nearby
- Heavers Farm Primary SchoolPrimary · 155 m · Good
- St Chad's Catholic Primary SchoolPrimary · 356 m · School remains Good
- Beckmead College489 m · Good
- South Norwood PrimaryPrimary · 569 m · Good
- Robert Fitzroy AcademyPrimary · 573 m · School remains Good
- Crosfield Nursery SchoolNursery · 627 m · School remains Good
- Harris Aspire Academy711 m · Outstanding
- Harris Professional Skills Sixth Form16 plus · 711 m
- St Thomas Becket Catholic Primary SchoolPrimary · 737 m · Good
- Selhurst Nursery School and Children's CentreNursery · 738 m · Good
- Aya College (Educational Provision)771 m
- BRIT School for Performing Arts and Technology870 m · Not judged
- John Wood School & NurseryPrimary · 881 m · School remains Good
- The Crescent Primary SchoolPrimary · 882 m · Good
- Woodside Primary SchoolPrimary · 901 m · Standards maintained
- Broadmead Primary SchoolPrimary · 929 m · Good
- Whitehorse Manor Infant SchoolPrimary · 940 m · Good
- Whitehorse Manor Junior SchoolPrimary · 940 m · School remains Good
- St Mark's Church of England Primary AcademyPrimary · 943 m · School remains Good
- Harris Academy South NorwoodSecondary · 1003 m · Good
- Chaffinch Brook School1099 m · Good
- Oasis Academy RyelandsPrimary · 1106 m · School remains Good
- Thornton Heath Nursery SchoolNursery · 1158 m · Good
- Oasis Academy ArenaSecondary · 1244 m · Requires improvement
- Ark Blake AcademySecondary · 1254 m · Good
- Oasis Academy Shirley Park PrimaryPrimary · 1354 m
Area context
Deprivation decile (1 is most deprived within its nation): 3 · England 2025
Recorded police incidents: 124
SE25 5FA →Before you offer
Viewing checklist
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Refresh the saved facts when you return. No email alerts are sent.
Lease documents
Needs document · Saved privately on this device
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
Questions for your surveyor and conveyancer
Ask the surveyor
Which survey level covers this home’s condition, damp, cracks and any alterations?
Ask the conveyancer
Which title, drainage and local searches are needed for this address?
- Surface water flooding: Ask about previous flooding and obtain an insurance quote; ask the conveyancer about a flood search.
- Leasehold: Ask the agent for the lease, remaining term, charges and planned works.
Sources and licences
Contains British Geological Survey materials © UKRI 2026
Radon Potential classification UK Health Security Agency © Crown copyright 2022
© Environment Agency copyright and/or database right 2026. All rights reserved.
INSPIRE conditions · Sources and licences