28, LARCOMBE CLOSE, CROYDON, CR0 5SR - £220,000

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

28 LARCOMBE CLOSE is a very small extended semi-detached house of 97m², built sometime between 1983 and 1990, which could now be worth an estimated £659,614. It was last sold for £220,000 in January 2002, which was around 20% above the average January 2002 semi-detached price in the Croydon local authority area. The most recent EPC inspection was July 2023, where the current energy rating was D, and the potential energy rating was B.

28 LARCOMBE CLOSE Sold Prices

Land registry data shows three sales for 28 LARCOMBE CLOSE 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 28 LARCOMBE CLOSE 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
2002 10 JAN	£220,000	£183,898	20% above HPI
1999 10 SEP	£178,000	£129,272	38% above HPI
1998 20 APR	£133,500	£112,321	19% above HPI

28 LARCOMBE CLOSE 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 28 LARCOMBE CLOSE sales between April 1998 and January 2002 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 September 1999 sale was for 38% above the HPI. So the extrapolation line tracks at 38% above the HPI over time, until the January 2002 sale, where it falls to 20% above the HPI. The line then continues to track at 20% above the HPI.

What might 28 LARCOMBE CLOSE be worth now?

28 LARCOMBE CLOSE might now be worth an estimated £659,614.

This is based on house price inflation of 199.8%, between January 2002 and February 2025, 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 199.8% inflationary increase is applied to the most recent sale price for 28 LARCOMBE CLOSE of £220,000 on 10th January 2002. For the value to have increased from £220,000 to £659,614 over the 22 years and eleven months to February 2025, the following assumptions must hold true:

• The value of 28 LARCOMBE CLOSE has moved in line with the HPI for semi-detached houses in the Croydon local authority area.
• The January 2002 sale price of £220,000 represented a fair market value for the property.
• The size, condition, and specification of 28 LARCOMBE CLOSE has not materially changed since January 2002.

How Large is 28 LARCOMBE CLOSE?

28 LARCOMBE CLOSE is 97m², which includes one extension, according to the EPC inspection conducted in July 2023. This puts it in the smallest 20% of semi-detached houses houses in Croydon, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Croydon, and where 28 LARCOMBE CLOSE lies on this distribution: 14% of semi-detached houses houses are smaller than 28 LARCOMBE CLOSE, and 85% of houses are larger. Note that EPC data is not available for all properties in Croydon.

28 LARCOMBE CLOSE: Plot and Title Map

28 LARCOMBE CLOSE sits on a plot of roughly 0.057 of an acre, or 229m². The below map shows the location of 28 LARCOMBE 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 28 LARCOMBE 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 28 LARCOMBE CLOSE?

28 LARCOMBE CLOSE is located in CROYDON, in the CR0 postcode district. The below map shows the position of No. 28 on LARCOMBE CLOSE.