1A, PINE COOMBE, CROYDON, CR0 5HS - £1,300,000

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

1A PINE COOMBE is a large extended detached house of 192m², built sometime between 1967 and 1975, which could now be worth an estimated £1,223,439. It was last sold for £1,300,000 in September 2022, which was around 42% above the average September 2022 detached price in the Croydon local authority area. The most recent EPC inspection was September 2015, where the current energy rating was E, and the potential energy rating was B.

1A PINE COOMBE Sold Prices

Land registry data shows three sales for 1A PINE COOMBE 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 1A PINE COOMBE 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 20 SEP	£1,300,000	£914,081	42% above HPI
2002 31 JAN	£550,000	£319,910	72% above HPI
1996 6 AUG	£320,000	£157,524	103% above HPI

1A PINE COOMBE 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 1A PINE COOMBE sales between August 1996 and September 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 January 2002 sale was for 72% above the HPI. So the extrapolation line tracks at 72% above the HPI over time, until the September 2022 sale, where it falls to 42% above the HPI. The line then continues to track at 42% above the HPI.

What might 1A PINE COOMBE be worth now?

1A PINE COOMBE might now be worth an estimated £1,223,439.

This is based on house price deflation of 5.9%, between September 2022 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 5.9% deflationary decrease is applied to the most recent sale price for 1A PINE COOMBE of £1,300,000 on 20th September 2022. For the value to have decreased from £1,300,000 to £1,223,439 over the three years and seven months to February 2025, the following assumptions must hold true:

• The value of 1A PINE COOMBE has moved in line with the HPI for detached houses in the Croydon local authority area.
• The September 2022 sale price of £1,300,000 represented a fair market value for the property.
• The size, condition, and specification of 1A PINE COOMBE has not materially changed since September 2022.

How Large is 1A PINE COOMBE?

1A PINE COOMBE is 192m², which includes two extensions, according to the EPC inspection conducted in September 2015. This puts it in the largest 30% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 1A PINE COOMBE lies on this distribution: 72% of detached houses houses are smaller than 1A PINE COOMBE, and 28% of houses are larger. Note that EPC data is not available for all properties in London.

1A PINE COOMBE: Plot and Title Map

1A PINE COOMBE sits on a plot of roughly 0.363 of an acre, or 1,470m². The below map shows the location of 1A PINE COOMBE, 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 1A PINE COOMBE). 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 1A PINE COOMBE?

1A PINE COOMBE is located in CROYDON, in the CR0 postcode district. The below map shows the position of No. 1A on PINE COOMBE.