TREE TOPS, BISHOPS WALK, CROYDON, CR0 5BA - £2,200,000

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

TREE TOPS is a very large detached house of 602m², built sometime between 1996 and 2002, which could now be worth an estimated £3,999,967. It was last sold for £2,200,000 in September 2011, which was around 370% above the average September 2011 detached price in the Croydon local authority area. The most recent EPC inspection was June 2009, where the current energy rating was D, and the potential energy rating was C.

TREE TOPS Sold Prices

Land registry data shows three sales for TREE TOPS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Croydon local authority area for the corresponding sale date. All of the three TREE TOPS 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
2011 28 SEP	£2,200,000	£468,319	370% above HPI
2003 23 JUN	£1,700,000	£400,979	324% above HPI
1997 28 JAN	£350,000	£161,511	117% above HPI

TREE TOPS 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 three TREE TOPS sales between January 1997 and September 2011 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 2003 sale was for 324% above the HPI. So the extrapolation line tracks at 324% above the HPI over time, until the September 2011 sale, where it rises to 370% above the HPI. The line then continues to track at 370% above the HPI.

What might TREE TOPS be worth now?

TREE TOPS might now be worth an estimated £3,999,967.

This is based on house price inflation of 81.8%, between September 2011 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 81.8% inflationary increase is applied to the most recent sale price for TREE TOPS of £2,200,000 on 28th September 2011. For the value to have increased from £2,200,000 to £3,999,967 over the twelve years and nine months to December 2024, the following assumptions must hold true:

• The value of TREE TOPS has moved in line with the HPI for detached houses in the Croydon local authority area.
• The September 2011 sale price of £2,200,000 represented a fair market value for the property.
• The size, condition, and specification of TREE TOPS has not materially changed since September 2011.

How Large is TREE TOPS?

TREE TOPS is 602m² according to the EPC inspection conducted in June 2009. This puts it in the largest 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 TREE TOPS lies on this distribution: 99% of detached houses houses are smaller than TREE TOPS, and 1% of houses are larger. Note that EPC data is not available for all properties in London.

TREE TOPS: Plot and Title Map

TREE TOPS sits on a plot of roughly 1.5 acres, or 6,072m². The below map shows the location of TREE TOPS, 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 TREE TOPS). 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 TREE TOPS?

TREE TOPS is located on BISHOPS WALK in CROYDON, in the CR0 postcode district. The below map shows the position of TREE TOPS on BISHOPS WALK.