2, FERNS CLOSE, SOUTH CROYDON, CR2 8RG - £650,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

2 FERNS CLOSE is a small detached house of 117m², built sometime between 1976 and 1982, which could now be worth an estimated £643,431. It was last sold for £650,000 in October 2023, which was around 25% below the average October 2023 detached price in the Croydon local authority area. The most recent EPC inspection was July 2023, where the current energy rating was E, and the potential energy rating was D.

2 FERNS CLOSE Sold Prices

Land registry data shows two sales for 2 FERNS CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Croydon local authority area for the corresponding sale date. Both of the two 2 FERNS CLOSE 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
2023 3 OCT	£650,000	£869,030	25% below HPI
2009 8 JUL	£307,500	£412,733	25% below HPI

2 FERNS CLOSE 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 two 2 FERNS CLOSE sales from July 2009 and October 2023 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 July 2009 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the October 2023 sale, which was also at 25% below the HPI.

What might 2 FERNS CLOSE be worth now?

2 FERNS CLOSE might now be worth an estimated £643,431.

This is based on house price deflation of 1%, between October 2023 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 1% deflationary decrease is applied to the most recent sale price for 2 FERNS CLOSE of £650,000 on 3rd October 2023. For the value to have decreased from £650,000 to £643,431 over the two years and eight months to February 2025, the following assumptions must hold true:

• The value of 2 FERNS CLOSE has moved in line with the HPI for detached houses in the Croydon local authority area.
• The October 2023 sale price of £650,000 represented a fair market value for the property.
• The size, condition, and specification of 2 FERNS CLOSE has not materially changed since October 2023.

How Large is 2 FERNS CLOSE?

2 FERNS CLOSE is 117m² according to the EPC inspection conducted in July 2023. This puts it in the smallest 40% 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 2 FERNS CLOSE lies on this distribution: 32% of detached houses houses are smaller than 2 FERNS CLOSE, and 68% of houses are larger. Note that EPC data is not available for all properties in London.

2 FERNS CLOSE: Plot and Title Map

2 FERNS CLOSE sits on a plot of roughly 0.101 of an acre, or 410m². The below map shows the location of 2 FERNS CLOSE, 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 2 FERNS CLOSE). 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 2 FERNS CLOSE?

2 FERNS CLOSE is located in SOUTH CROYDON, in the CR2 postcode district. The below map shows the position of No. 2 on FERNS CLOSE.