12 Manor Way, Woodcote CR8 3BH: sold prices, EPC rating and value estimate
A detached house of 178 m², rated EPC F. It last sold for £755,000 in Dec 2016. The Resi IQ estimate today is £999,000, an automated estimate and not a valuation.
Last sold for £755,000 in 2016; our estimate today is £999,000, up 32% (2.9% a year), behind the 3.9% a year typical on Manor Way.
- What we found
- Last sold £755,000 in Dec 2016, up 28% since 2004 (1.9% a year).
- Estimate today £999,000, higher than 67% of house sales on the street since 2019.
- 178 m² against a street median of 195 m²; estimated £5,612/m².
- EPC F; 29% of homes on the street are C or better.
- 710 m to Reedham station (about 12 min walk).
12 Manor Way, Woodcote CR8 3BH: a detached
12 Manor Way is a detached house in Woodcote, London Borough of Croydon. It has an internal floor area of 178 m² and 8 habitable rooms according to its energy certificate, smaller than the typical 195 m² home on Manor Way. The postcode is CR8 3BH, in Purley & Woodcote ward and the Croydon South constituency.
The sales record goes back to 2004, when the home changed hands for £590,000. It sold again in 2007 for £660,000 and in 2016 for £755,000, a rise of 28% overall, or 1.9% a year. Resi IQ's automated estimate of £999,000 implies a 32% change since the last sale, which would put the home at the 67th percentile of recent house sales on the street. Treat it as a figure to test against comparable sales rather than a price.
The energy certificate rates the home EPC band F and was lodged 3 Feb 2016. Across Manor Way, 29% of rated homes reach band C or better. Reedham station is 710 m from the home, and the quickest weekday journey to London Victoria is 65 minutes.
12 Manor Way value: estimated at £999,000, in the middle of the street's price range
This home against every recorded sale on Manor Way.
Sale history
| 15 Dec 2016 | Detached house | £755,000 |
| 16 May 2007 | Detached house | £660,000 |
| 20 Jan 2004 | Detached house | £590,000 |
Estimate range
The shaded band is the model's estimate range (£897,000 to £1,102,000). The last recorded sale is shown for scale. Automated estimate, not a valuation.
Where 12 Manor Way sits on the street
Every home on the street, with this one outlined.
Running costs, EPC upgrades and solar for 12 Manor Way
What it would take to reach EPC C, and what solar could do for this roof.
Typical routes to EPC C
This home is rated EPC F. These are the measures that usually close the gap for a typical home.
| Improvement | Typical cost | Saves a year |
|---|---|---|
| Loft insulation to 270 mm | £900–£1,500 | £110–£170 |
| Cavity wall insulation | £1,500–£3,500 | £190–£300 |
| Low-energy lighting throughout | £100–£250 | £30–£60 |
| Air-source heat pump | £7,000–£13,000 | £0–£250 |
| Solar panels (4 kWp) | £5,000–£7,000 | £300–£600 |
Indicative UK ranges from Energy Saving Trust guidance; get quotes before you commit. The certificate for this address lists its own recommended measures on the government EPC register.
Residential rates in England from April 2025. Check gov.uk before relying on this.
Repayment mortgage, illustrative. The rate is an example; check a lender’s current rate before relying on it.
1013 kWh per kWp a year from PVGIS at this location (35° pitch, south-facing, 14% losses). Costs and prices are typical assumptions you can edit.
The building at 12 Manor Way: size, age and energy rating
- Type
- Detached house
- Floor area
- 178 m² (street median 195 m²)
- Habitable rooms
- 8
- EPC rating
- F
- UPRN
- 100020667419
Who lives near 12 Manor Way: 66% of homes are owner-occupied and 49% of workers work from home
Census 2021 for Croydon 038B: 1,722 residents in 641 households around 12 Manor Way. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1516%
- 15 to 249%
- 25 to 4429%
- 45 to 6425%
- 65 and over20%
Household type
- One person26%
- Couple, no children15%
- Family with children32%
- Other27%
Homes and cars
Tenure
- Owned outright30%
- Mortgage or shared37%
- Private rented26%
- Social rented8%
Cars and vans per household
- No car20%
- 1 car46%
- 2 cars24%
- 3 or more10%
How people get to work
Main way of travelling (799 workers aged 16+)
Health and learning
General health
- Good or very good85%
- Fair11%
- Bad or very bad4%
Highest qualification (16+)
- Degree level or above50%
- A level or equivalent12%
- GCSE level18%
- None13%
Schools near 12 Manor Way: 13 within 1.8 km, 4 primary, with their latest Ofsted grades
Distances from the Department for Education register, with the latest Ofsted outcome for each school.
| School | Phase | Latest Ofsted | Distance | Records |
|---|---|---|---|---|
| St David's School Other independent school · ages 3-11 | Other | No Ofsted grade on file (independent, special or new school) | 610 m 10 min walk | DfE · Ofsted report |
| Cumnor House School Other independent school · ages 4-11 | Other | No Ofsted grade on file (independent, special or new school) | 670 m 11 min walk | DfE · Ofsted report |
| Woodcote High School Academy converter · ages 11-19 | Secondary | Good Confirmed at ungraded visit, Mar 2024 | 870 m 14 min walk | DfE · Ofsted report |
| Woodcote Primary School Academy converter · ages 3-11 | Primary | No overall grade Quality of education: Good (Jul 2025) | 890 m 14 min walk | DfE · Ofsted report |
| Laleham Lea School Other independent school · ages 3-11 | Other | No Ofsted grade on file (independent, special or new school) | 940 m 15 min walk | DfE · Ofsted report |
| St Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 1.0 km 17 min walk | DfE · Ofsted report |
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 1.1 km 18 min walk | DfE · Ofsted report |
| The John Fisher School Voluntary aided school · ages 11-18 | Secondary | Good Confirmed at ungraded visit, Sept 2023 | 1.1 km 18 min walk | DfE · Ofsted report |
| Margaret Roper Catholic Primary School Voluntary aided school · ages 4-11 | Primary | Good Graded inspection, Sept 2023 | 1.2 km 20 min walk | DfE · Ofsted report |
| Thomas More Catholic School Voluntary aided school · ages 11-18 | Secondary | Standards maintained Ungraded visit, Nov 2024 | 1.2 km 20 min walk | DfE · Ofsted report |
| Purley Nursery School Local authority nursery school · ages 2-5 | Nursery | Outstanding Confirmed at ungraded visit, Dec 2023 | 1.4 km 22 min walk | DfE · Ofsted report |
| Christ Church CofE Primary School (Purley) Voluntary aided school · ages 4-11 | Primary | Good Confirmed at ungraded visit, May 2022 | 1.6 km 26 min walk | DfE · Ofsted report |
| Abingdon House School Purley Other independent special school · ages 10-17 | Special | No Ofsted grade on file (independent, special or new school) | 1.6 km 26 min walk | DfE · Ofsted report |
Ofsted replaced its single-word judgements with report cards for inspections from November 2025, so each school shows its most recent grade on the older scale until it is re-inspected. Distances are straight-line and are not catchment areas; check the council for admissions rules.
Commuting from 12 Manor Way: 65 minutes to Victoria by train
Fastest door-to-door journey arriving by 08:30 on a weekday, from the TfL journey planner, including the walk to the station.
12 Manor Way to central London
| Victoria | 65 min | walk 24 min → train 3 min → train 25 min |
| Blackfriars | 67 min | walk 24 min → train 18 min → train 20 min |
Stations near 12 Manor Way
| Reedham | 710 m | about 12 min walk |
| Purley | 1070 m | about 17 min walk |
| Coulsdon Town | 1630 m | about 27 min walk |
Walking times estimated from straight-line distance.
Bus routes near 12 Manor Way
6 bus stops within 450 m, served by routes 434. Nearest stop: Grovelands Road Woodcote, 120 m away.
Shops, doctors and services near 12 Manor Way: supermarket, GP, pharmacy, library, and 6 EV charging sites within 6 km
Nearest of each kind, from OpenStreetMap, measured in a straight line from the postcode.
| Service | Nearest | Distance | Within 2 km |
|---|---|---|---|
| GP surgery | Woodcote Medical | 790 m | 12 |
| Pharmacy | Foxley Lane Pharmacy | 790 m | 19 |
| Dentist | Claremont at Fortyfive | 750 m | 17 |
| Supermarket | Tesco Extra | 1.0 km | 6 |
| Library | Purley Library | 1.0 km | 7 |
| Post office | Purley Post Office | 1.1 km | 8 |
| Park or green space | Woodcote Village Green | 450 m | 29 |
| Hospital | Purley War Memorial Hospital | 1.3 km | 1 |
Electric vehicle charging near 12 Manor Way
627 public charging devices in Croydon (140 rapid, 50 kW or more), or 153 per 100,000 people. That ranks 129 of 318 local authorities in Great Britain (median 137), as at 1 July 2026.
6 mapped sites within 6 km, nearest first
| Public charge point | 610 m | |
| Public charge point | 1.2 km | |
| Public charge point | 1.2 km | |
| BP Pulse | 6 bays | 1.7 km |
| ESB Energy | 3 bays | 1.9 km |
Show 1 more sites
| Parkable | 10 bays | 2.0 km |
Authority counts: Department for Transport, public charging device statistics. Site locations are community-mapped in OpenStreetMap, so newer sites can be missing.
Who represents 12 Manor Way: MP and councillors
Air quality and noise near 12 Manor Way: NO₂ 11.2 µg/m³, inside the UK legal limit and above the WHO guideline
Modelled annual averages for the 1 km square around this location, from Defra's 2023 background maps. Readings beside busy roads are higher.
| Pollutant | This square | WHO guideline | UK legal limit |
|---|---|---|---|
| Nitrogen dioxide (NO₂) | 11.2 | 10 | 40 |
| Fine particles (PM2.5) | 7.3 | 5 | 20 |
| Coarse particles (PM10) | 11.8 | 15 | 40 |
µg/m³, annual mean. The area sits inside the Croydon air quality management area.
- Height above sea level
- 116 m
- Rail noise (Defra mapping)
- No mapped contour here
- Air quality management area
- Yes
Defra noise maps cover major roads and railways only (above 55 dB), so "no contour" does not mean silent. Height from the Copernicus 90 m elevation model via Open-Meteo.
Crime and policing near 12 Manor Way
Crime and policing near 12 Manor Way
2,040 police reports in 12 months within about a mile of 12 Manor Way
What was reported
Latest 6 months: 1084, earlier 6 months: 956.
Police-recorded incidents mapped to the nearest street within roughly a mile, so a road near the town centre shows more shoplifting and anti-social behaviour than a quiet cul-de-sac nearby. Counts show what was reported, not how safe any home is.
Food and drink near 12 Manor Way
58 food businesses with a published rating within 500 m, 44 rated 5 (very good). Nearest: Gate Lodge (464 m, rated 5); Purley Children's Nursery (480 m, rated 5); Thomas Franks Catering @ Cumnor House Nursery Purley (481 m, rated 5); Amberley Lodge (520 m, rated 5).
Planning designations around 12 Manor Way
- Conservation area
- No
- Green belt
- No
- Listed building on plot
- No
- Air quality management area
- Yes (Croydon AQMA)
- Ward
- Purley & Woodcote
- Planning authority
- Croydon LPA
The Croydon market: average price £393,714, down 2.2% in a year
HM Land Registry UK House Price Index for Croydon, 2026-06. A mix-adjusted average, so it can differ from the median sale price of one road.
| Type | Authority average |
|---|---|
| Detached | £844,553 |
| Semi-detached | £540,526 |
| Terraced | £399,833 |
| Flat or maisonette | £256,496 |
This street: houses sold for a median of £975,000 since 2019 against an authority-wide average of £393,714 across all home types, so a house here sells for 148% more than the authority average.
Council tax at 12 Manor Way: Band D is £2,600 a year in Croydon, up 4.8% on last year
Charge for 2026 to 2027, Ministry of Housing, Communities and Local Government.
The average Band D council tax in Croydon is £2,600 for 2026 to 2027, £208 above the England average of £2,392. That ranks Croydon 36th highest of 296 billing authorities, and the charge rose from £2,480 last year. Next door in Reigate and Banstead, Band D is £2,567, £33 less than in Croydon, so which side of a council boundary a home sits on changes the bill by about £33 a year at Band D.
Your own bill depends on your property's band. In England bands are set from the home's estimated value on 1 April 1991, so a Band C home pays eight ninths of the Band D charge and a Band F home thirteen ninths. The figures below are the charge for each band in Croydon, before any discount or reduction, and they include the county or borough, police, fire and any parish or GLA precepts averaged across the authority.
| Band | Per year | Per month (12 payments) |
|---|---|---|
| Band A | £1,733 | £144 |
| Band B | £2,022 | £169 |
| Band C | £2,311 | £193 |
| Band D | £2,600 | £217 |
| Band E | £3,178 | £265 |
| Band F | £3,755 | £313 |
| Band G | £4,333 | £361 |
| Band H | £5,200 | £433 |
You can check or challenge a home's band on the GOV.UK "Find your Council Tax band" service.
12 Manor Way, Woodcote: questions people ask
What is the EPC rating of 12 Manor Way?
12 Manor Way has an EPC rating of band F, with a recorded internal floor area of 178 square metres. Certificates last ten years, so check the lodgement date before marketing the home.
How much did 12 Manor Way last sell for?
12 Manor Way last sold for £755,000 on 15 Dec 2016, up 28% on its 20 Jan 2004 price of £590,000.
What is the estimated value of 12 Manor Way?
An automated estimate puts 12 Manor Way at £999,000, in a range of £897,000 to £1,102,000. It is a model estimate from Resi IQ, not a valuation, so compare it with recent sales on the street.
What council tax band is 12 Manor Way?
The band is held by the Valuation Office Agency, which you can look up on GOV.UK. For reference, Band D council tax in Croydon is £2,600 for 2026 to 2027, against an England average of £2,392.
Answers use data checked monthly. Sources are named in each answer.