16, THE HORSESHOE, COULSDON, CR5 2AS - £655,000

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

16 THE HORSESHOE is a very small detached house of 104m², built sometime between 1950 and 1966, which could now be worth an estimated £674,449. It was last sold for £655,000 in June 2024, which was around 22% below the average June 2024 detached price in the Croydon local authority area. The most recent EPC inspection was September 2020, where the current energy rating was D, and the potential energy rating was B.

16 THE HORSESHOE Sold Prices

Land registry data shows three sales for 16 THE HORSESHOE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Croydon local authority area for the corresponding sale date. All of the three 16 THE HORSESHOE sales were for below 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
2024 21 JUN	£655,000	£835,441	22% below HPI
2000 11 FEB	£232,000	£251,845	8% below HPI
1997 30 JAN	£122,000	£161,511	24% below HPI

16 THE HORSESHOE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Croydon local authority area over time, sourced from the HPI. The three 16 THE HORSESHOE sales between January 1997 and June 2024 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 2000 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the June 2024 sale, where it falls to 22% below the HPI. The line then continues to track at 22% below the HPI.

What might 16 THE HORSESHOE be worth now?

16 THE HORSESHOE might now be worth an estimated £674,449.

This is based on house price inflation of 3%, between June 2024 and February 2025, for 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% inflationary increase is applied to the most recent sale price for 16 THE HORSESHOE of £655,000 on 21st June 2024. For the value to have increased from £655,000 to £674,449 over the one year and four months to February 2025, the following assumptions must hold true:

• The value of 16 THE HORSESHOE has moved in line with the HPI for detached houses in the Croydon local authority area.
• The June 2024 sale price of £655,000 represented a fair market value for the property.
• The size, condition, and specification of 16 THE HORSESHOE has not materially changed since June 2024.

How Large is 16 THE HORSESHOE?

16 THE HORSESHOE is 104m² according to the EPC inspection conducted in September 2020. This puts it in the smallest 20% of detached houses houses in Coulsdon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Coulsdon, and where 16 THE HORSESHOE lies on this distribution: 19% of detached houses houses are smaller than 16 THE HORSESHOE, and 81% of houses are larger. Note that EPC data is not available for all properties in Coulsdon.

16 THE HORSESHOE: Plot and Title Map

16 THE HORSESHOE sits on a plot of roughly 0.146 of an acre, or 589m². The below map shows the location of 16 THE HORSESHOE, 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 16 THE HORSESHOE). 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 16 THE HORSESHOE?

16 THE HORSESHOE is located in COULSDON, in the CR5 postcode district. The below map shows the position of No. 16 on THE HORSESHOE.