45 Abbots Lane, Kenley CR8 5JB: sold prices, EPC rating and value estimate
A detached house of 281 m², rated EPC D. It last sold for £1,150,000 in Nov 2022. The Resi IQ estimate today is £981,000, an automated estimate and not a valuation.
Last sold for £1,150,000 in 2022; our estimate today is £981,000, down 15% (-4.0% a year), behind the 6.2% a year typical on Abbots Lane.
- What we found
- Last sold £1,150,000 in Nov 2022, up 119% since 2011 (6.9% a year).
- Estimate today £981,000, higher than 81% of house sales on the street since 2019.
- 281 m² against a street median of 171.11 m²; estimated £3,491/m².
- EPC D; 42% of homes on the street are C or better.
- 900 m to Kenley station (about 15 min walk).
45 Abbots Lane, Kenley CR8 5JB: a detached
45 Abbots Lane is a detached house in Kenley, London Borough of Croydon. It has an internal floor area of 281 m² and 6 habitable rooms according to its energy certificate, larger than the typical 171.11 m² home on Abbots Lane. The postcode is CR8 5JB, in Kenley ward and the Croydon South constituency.
The sales record goes back to 2011, when the home changed hands for £524,000. It sold again in 2022 for £1,150,000, a rise of 119% overall, or 6.9% a year. Resi IQ's automated estimate of £981,000 implies a -15% change since the last sale, which would put the home at the 81th 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 D and was lodged 8 Apr 2021. Across Abbots Lane, 42% of rated homes reach band C or better. Kenley station is 900 m from the home, and the quickest weekday journey to London Victoria is 59 minutes.
45 Abbots Lane value: estimated at £981,000, near the top of the street's price range
This home against every recorded sale on Abbots Lane.
Sale history
| 28 Nov 2022 | Detached house | £1,150,000 |
| 18 Feb 2011 | Detached house | £524,000 |
Estimate range
The shaded band is the model's estimate range (£785,000 to £1,177,000). The last recorded sale is shown for scale. Automated estimate, not a valuation.
45 Abbots Lane against the rest of Abbots Lane
Each sale of this home next to the typical sale on the road in the same year.
| Year | This home | Road median that year | Difference |
|---|---|---|---|
| 2011 | £524,000 | - | - |
| 2022 | £1,150,000 | £1,150,000 | 0% |
| Now (estimate) | £981,000 | £798,000 | +23% |
The road median uses every recorded sale on Abbots Lane in that year (at least three), and today's median is the road's median estimated value.
Where 45 Abbots Lane sits on the street
Every home on the street, with this one outlined.
Running costs, EPC upgrades and solar for 45 Abbots Lane
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 D. 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.
1002 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 45 Abbots Lane: size, age and energy rating
- Type
- Detached house
- Floor area
- 281 m² (street median 171.11 m²)
- Habitable rooms
- 6
- EPC rating
- D
- UPRN
- 100020634458
Who lives near 45 Abbots Lane: 72% of homes are owner-occupied and 42% of workers work from home
Census 2021 for Croydon 040B: 1,785 residents in 647 households around 45 Abbots Lane. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1520%
- 15 to 2412%
- 25 to 4425%
- 45 to 6426%
- 65 and over17%
Household type
- One person21%
- Couple, no children14%
- Family with children38%
- Other27%
Homes and cars
Tenure
- Owned outright30%
- Mortgage or shared43%
- Private rented10%
- Social rented17%
Cars and vans per household
- No car16%
- 1 car43%
- 2 cars31%
- 3 or more11%
How people get to work
Main way of travelling (801 workers aged 16+)
Health and learning
General health
- Good or very good86%
- Fair10%
- Bad or very bad5%
Highest qualification (16+)
- Degree level or above36%
- A level or equivalent18%
- GCSE level24%
- None15%
Schools near 45 Abbots Lane: 10 within 1.8 km, 7 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 |
|---|---|---|---|---|
| The Hayes Primary School Community school · ages 4-11 | Primary | Good Graded inspection, Jul 2023 | 380 m 6 min walk | DfE · Ofsted report |
| New Valley Primary School Academy sponsor led · ages 4-11 | Primary | Good Confirmed at ungraded visit, Sept 2023 | 770 m 13 min walk | DfE · Ofsted report |
| Harris Primary Academy Kenley Academy sponsor led · ages 3-11 | Primary | No overall grade Quality of education: Outstanding (Jul 2025) | 840 m 14 min walk | DfE · Ofsted report |
| Kenley Primary School Academy converter · ages 4-11 | Primary | Requires improvement Graded inspection, Jul 2024 | 1.3 km 21 min walk | DfE · Ofsted report |
| Riddlesdown Collegiate Academy converter · ages 11-19 | Secondary | Outstanding Graded inspection, May 2023 | 1.4 km 23 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) | 1.4 km 23 min walk | DfE · Ofsted report |
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 1.6 km 26 min walk | DfE · Ofsted report |
| St Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 1.6 km 26 min walk | DfE · Ofsted report |
| Oasis Academy Byron Academy converter · ages 2-11 | Primary | Good Graded inspection, Sept 2023 | 1.7 km 28 min walk | DfE · Ofsted report |
| Coulsdon CofE Primary School Voluntary aided school · ages 4-11 | Primary | Requires improvement Graded inspection, Jun 2024 | 1.8 km 29 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 45 Abbots Lane: 59 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.
45 Abbots Lane to central London
| Victoria | 59 min | walk 14 min → train 4 min → train 25 min |
| Blackfriars | 66 min | walk 14 min → train 4 min → train 28 min |
Stations near 45 Abbots Lane
| Kenley | 900 m | about 15 min walk |
| Whyteleafe | 1790 m | about 29 min walk |
| Riddlesdown | 1810 m | about 29 min walk |
Walking times estimated from straight-line distance.
Bus routes near 45 Abbots Lane
No bus stops within 450 m of this location.
Shops, doctors and services near 45 Abbots Lane: 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 | The Moorings Surgery | 700 m | 9 |
| Pharmacy | Riddlesdown Pharmacy | 1.7 km | 17 |
| Dentist | Crossways Dental | 1.9 km | 16 |
| Supermarket | Tesco Extra | 2.2 km | 6 |
| Library | Unnamed | 1.8 km | 6 |
| Post office | Old Lodge Lane Post Office | 850 m | 9 |
| Park or green space | Riddlesdown | 920 m | 35 |
| Hospital | Purley War Memorial Hospital | 2.5 km | 1 |
Electric vehicle charging near 45 Abbots Lane
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
| ESB Energy | 3 bays | 840 m |
| ESB Energy | 3 bays | 1.1 km |
| ESB Energy | 3 bays | 1.1 km |
| BP Pulse | 2 bays | 1.7 km |
| Public charge point | 2.0 km |
Show 1 more sites
| BP Pulse | 6 bays | 2.3 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 45 Abbots Lane: MP and councillors
Air quality and noise near 45 Abbots Lane: NO₂ 10 µg/m³, inside the UK legal limit and within 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) | 10 | 10 | 40 |
| Fine particles (PM2.5) | 7.1 | 5 | 20 |
| Coarse particles (PM10) | 11.4 | 15 | 40 |
µg/m³, annual mean. The area sits inside the Croydon air quality management area.
- Height above sea level
- 140 m
- 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 45 Abbots Lane
Crime and policing near 45 Abbots Lane
835 police reports in 12 months within about a mile of 45 Abbots Lane
What was reported
Latest 6 months: 437, earlier 6 months: 398.
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 45 Abbots Lane
55 food businesses with a published rating within 500 m, 33 rated 5 (very good). Nearest: Acorn Lodge Residential Care Home (225 m, rated 4); Aspens Services At The Hayes Primary School (335 m, rated 4); Hill House Nursing Home (431 m, rated 5); Abbey Wood Grange Day Nursery (534 m, rated 5).
Planning designations around 45 Abbots Lane
- Conservation area
- No
- Green belt
- No
- Listed building on plot
- No
- Air quality management area
- Yes (Croydon AQMA)
- Ward
- Kenley
- 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 £777,500 since 2019 against an authority-wide average of £393,714 across all home types, so a house here sells for 97% more than the authority average.
Photos of 45 Abbots Lane and the streets around it
Openly licensed photos taken close to this location on Wikimedia Commons. They show the surroundings, not necessarily this exact address.
Council tax at 45 Abbots Lane: 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.
45 Abbots Lane, Kenley: questions people ask
What is the EPC rating of 45 Abbots Lane?
45 Abbots Lane has an EPC rating of band D, with a recorded internal floor area of 281 square metres. Certificates last ten years, so check the lodgement date before marketing the home.
How much did 45 Abbots Lane last sell for?
45 Abbots Lane last sold for £1,150,000 on 28 Nov 2022, up 119% on its 18 Feb 2011 price of £524,000.
What is the estimated value of 45 Abbots Lane?
An automated estimate puts 45 Abbots Lane at £981,000, in a range of £785,000 to £1,177,000. 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 45 Abbots Lane?
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.