15, SMITHAM BOTTOM LANE, PURLEY, CR8 3DE - £945,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

15 SMITHAM BOTTOM LANE is a large extended semi-detached house of 203m², built sometime between 1930 and 1949, which could now be worth an estimated £915,529. It was last sold for £945,000 in August 2022, which was around 67% above the average August 2022 semi-detached price in the Croydon local authority area. The most recent EPC inspection was February 2021, where the current energy rating was D, and the potential energy rating was B.

15 SMITHAM BOTTOM LANE Sold Prices

Land registry data shows three sales for 15 SMITHAM BOTTOM LANE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Croydon local authority area for the corresponding sale date. All of the three 15 SMITHAM BOTTOM LANE 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
2022 26 AUG	£945,000	£564,479	67% above HPI
2005 21 FEB	£405,000	£256,380	58% above HPI
1996 13 DEC	£167,000	£93,634	78% above HPI

15 SMITHAM BOTTOM LANE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Croydon local authority area over time, sourced from the HPI. The three 15 SMITHAM BOTTOM LANE sales between December 1996 and August 2022 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 February 2005 sale was for 58% above the HPI. So the extrapolation line tracks at 58% above the HPI over time, until the August 2022 sale, where it rises to 67% above the HPI. The line then continues to track at 67% above the HPI.

What might 15 SMITHAM BOTTOM LANE be worth now?

15 SMITHAM BOTTOM LANE might now be worth an estimated £915,529.

This is based on house price deflation of 3.1%, between August 2022 and December 2024, for semi-detached 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 3.1% deflationary decrease is applied to the most recent sale price for 15 SMITHAM BOTTOM LANE of £945,000 on 26th August 2022. For the value to have decreased from £945,000 to £915,529 over the one year and eight months to December 2024, the following assumptions must hold true:

• The value of 15 SMITHAM BOTTOM LANE has moved in line with the HPI for semi-detached houses in the Croydon local authority area.
• The August 2022 sale price of £945,000 represented a fair market value for the property.
• The size, condition, and specification of 15 SMITHAM BOTTOM LANE has not materially changed since August 2022.

How Large is 15 SMITHAM BOTTOM LANE?

15 SMITHAM BOTTOM LANE is 203m², which includes one extension, according to the EPC inspection conducted in February 2021. This puts it in the largest 40% of semi-detached houses houses in Purley, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Purley, and where 15 SMITHAM BOTTOM LANE lies on this distribution: 64% of semi-detached houses houses are smaller than 15 SMITHAM BOTTOM LANE, and 35% of houses are larger. Note that EPC data is not available for all properties in Purley.

15 SMITHAM BOTTOM LANE: Plot and Title Map

15 SMITHAM BOTTOM LANE sits on a plot of roughly 0.165 of an acre, or 667m². The below map shows the location of 15 SMITHAM BOTTOM LANE, 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 15 SMITHAM BOTTOM LANE). 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 15 SMITHAM BOTTOM LANE?

15 SMITHAM BOTTOM LANE is located in PURLEY, in the CR8 postcode district. The below map shows the position of No. 15 on SMITHAM BOTTOM LANE.