4, SANDFIELD PASSAGE, THORNTON HEATH, CR7 8SY - £250,000

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.

4 SANDFIELD PASSAGE is a very small detached house of 55m², built sometime between 2007 and 2011, which could now be worth an estimated £367,808. It was last sold for £250,000 in July 2014, which was around 57% below the average July 2014 detached price in the Croydon local authority area. The most recent EPC inspection was May 2023, where the current energy rating was C, and the potential energy rating was B.

4 SANDFIELD PASSAGE Sold Prices

Land registry data shows two sales for 4 SANDFIELD PASSAGE 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 4 SANDFIELD PASSAGE 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
2014 10 JUL	£250,000	£584,712	57% below HPI
2008 14 AUG	£195,000	£491,674	60% below HPI

4 SANDFIELD PASSAGE 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 4 SANDFIELD PASSAGE sales from August 2008 and July 2014 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 August 2008 sale was for 60% below the HPI. So the extrapolation line tracks at 60% below the HPI over time, until the July 2014 sale, where it rises to 57% below the HPI. The line then continues to track at 57% below the HPI.

What might 4 SANDFIELD PASSAGE be worth now?

4 SANDFIELD PASSAGE might now be worth an estimated £367,808.

This is based on house price inflation of 47.1%, between July 2014 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 47.1% inflationary increase is applied to the most recent sale price for 4 SANDFIELD PASSAGE of £250,000 on 10th July 2014. For the value to have increased from £250,000 to £367,808 over the eleven years and five months to February 2025, the following assumptions must hold true:

• The value of 4 SANDFIELD PASSAGE has moved in line with the HPI for detached houses in the Croydon local authority area.
• The July 2014 sale price of £250,000 represented a fair market value for the property.
• The size, condition, and specification of 4 SANDFIELD PASSAGE has not materially changed since July 2014.

How Large is 4 SANDFIELD PASSAGE?

4 SANDFIELD PASSAGE is 55m² according to the EPC inspection conducted in May 2023. This puts it in the smallest 10% 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 4 SANDFIELD PASSAGE lies on this distribution: 1% of detached houses houses are smaller than 4 SANDFIELD PASSAGE, and 99% of houses are larger. Note that EPC data is not available for all properties in London.

4 SANDFIELD PASSAGE: Plot and Title Map

4 SANDFIELD PASSAGE sits on a plot of roughly 0.037 of an acre, or 148m². The below map shows the location of 4 SANDFIELD PASSAGE, 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 4 SANDFIELD PASSAGE). 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 4 SANDFIELD PASSAGE?

4 SANDFIELD PASSAGE is located in THORNTON HEATH, in the CR7 postcode district. The below map shows the position of No. 4 on SANDFIELD PASSAGE.