8, HIGH BEECH, SOUTH CROYDON, CR2 7QB - £630,000

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

8 HIGH BEECH is a very large extended detached house of 314m², built sometime between 1950 and 1966, which could now be worth an estimated £853,249. It was last sold for £630,000 in October 2014, which was about the average October 2014 detached price in the Croydon local authority area. The most recent EPC inspection was January 2023, where the current energy rating was C, and the potential energy rating was B.

8 HIGH BEECH Sold Prices

Land registry data shows two sales for 8 HIGH BEECH 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. One of the two 8 HIGH BEECH sales was roughly equal to the average price, whilst the other was 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
2014 17 OCT	£630,000	£628,695	Close to HPI
1999 23 JUN	£335,000	£215,821	55% above HPI

8 HIGH BEECH 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 8 HIGH BEECH sales from June 1999 and October 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 June 1999 sale was for 55% above the HPI. So the extrapolation line tracks at 55% above the HPI over time, until the October 2014 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 8 HIGH BEECH be worth now?

8 HIGH BEECH might now be worth an estimated £853,249.

This is based on house price inflation of 35.4%, between October 2014 and December 2024, 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 35.4% inflationary increase is applied to the most recent sale price for 8 HIGH BEECH of £630,000 on 17th October 2014. For the value to have increased from £630,000 to £853,249 over the nine years and ten months to December 2024, the following assumptions must hold true:

• The value of 8 HIGH BEECH has moved in line with the HPI for detached houses in the Croydon local authority area.
• The October 2014 sale price of £630,000 represented a fair market value for the property.
• The size, condition, and specification of 8 HIGH BEECH has not materially changed since October 2014.

How Large is 8 HIGH BEECH?

8 HIGH BEECH is 314m², which includes three extensions, according to the EPC inspection conducted in January 2023. This puts it in the largest 10% of detached houses houses in Croydon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Croydon, and where 8 HIGH BEECH lies on this distribution: 98% of detached houses houses are smaller than 8 HIGH BEECH, and 2% of houses are larger. Note that EPC data is not available for all properties in Croydon.

8 HIGH BEECH: Plot and Title Map

8 HIGH BEECH sits on a plot of roughly 0.307 of an acre, or 1,243m². The below map shows the location of 8 HIGH BEECH, 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 8 HIGH BEECH). 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 8 HIGH BEECH?

8 HIGH BEECH is located in SOUTH CROYDON, in the CR2 postcode district. The below map shows the position of No. 8 on HIGH BEECH.