2B, THE WEND, COULSDON, CR5 2AX - £511,875

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

2B THE WEND is a very small extended semi-detached house of 88m², built sometime between 1950 and 1966, which could now be worth an estimated £550,944. It was last sold for £511,875 in January 2021, which was about the average January 2021 semi-detached price in the Croydon local authority area. The most recent EPC inspection was June 2018, where the current energy rating was D, and the potential energy rating was C.

2B THE WEND Sold Prices

Land registry data shows three sales for 2B THE WEND 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. The three 2B THE WEND sales were a mix of roughly equal to the average price, and 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
2021 25 JAN	£511,875	£512,272	Close to HPI
2014 1 MAY	£395,000	£353,414	12% above HPI
2008 25 JUL	£311,000	£300,398	4% above HPI

2B THE WEND 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 2B THE WEND sales between July 2008 and January 2021 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 May 2014 sale was for 12% above the HPI. So the extrapolation line tracks at 12% above the HPI over time, until the January 2021 sale, where it falls to roughly the same level as the HPI. The line then continues to track in line with the HPI.

What might 2B THE WEND be worth now?

2B THE WEND might now be worth an estimated £550,944.

This is based on house price inflation of 7.6%, between January 2021 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 7.6% inflationary increase is applied to the most recent sale price for 2B THE WEND of £511,875 on 25th January 2021. For the value to have increased from £511,875 to £550,944 over the three years and eleven months to February 2025, the following assumptions must hold true:

• The value of 2B THE WEND has moved in line with the HPI for semi-detached houses in the Croydon local authority area.
• The January 2021 sale price of £511,875 represented a fair market value for the property.
• The size, condition, and specification of 2B THE WEND has not materially changed since January 2021.

How Large is 2B THE WEND?

2B THE WEND is 88m², which includes two extensions, according to the EPC inspection conducted in June 2018. This puts it in the smallest 10% of semi-detached houses houses in Coulsdon, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Coulsdon, and where 2B THE WEND lies on this distribution: 9% of semi-detached houses houses are smaller than 2B THE WEND, and 90% of houses are larger. Note that EPC data is not available for all properties in Coulsdon.

2B THE WEND: Plot and Title Map

2B THE WEND sits on a plot of roughly 0.098 of an acre, or 397m². The below map shows the location of 2B THE WEND, 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 2B THE WEND). 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 2B THE WEND?

2B THE WEND is located in COULSDON, in the CR5 postcode district. The below map shows the position of No. 2B on THE WEND.