85 Watney Close, Purley CR8 4BS: sold prices, EPC rating and value estimate
A flat of 47 m², rated EPC C. It last sold for £88,000 in Dec 2020. The Resi IQ estimate today is £170,000, an automated estimate and not a valuation.
Last sold for £88,000 in 2020; our estimate today is £170,000, up 93% (12.0% a year), ahead of the 3.8% a year typical on Watney Close.
- What we found
- Last sold £88,000 in Dec 2020, up 19% since 2015 (3.4% a year).
- Estimate today £170,000.
- 47 m² against a street median of 64 m²; estimated £3,617/m².
- EPC C; 85% of homes on the street are C or better.
- 250 m to Reedham station (about 4 min walk).
85 Watney Close, Purley CR8 4BS: a flat
85 Watney Close is a flat in Purley, London Borough of Croydon. It has an internal floor area of 47 m² and 2 habitable rooms according to its energy certificate, smaller than the typical 64 m² home on Watney Close. The postcode is CR8 4BS, in Purley & Woodcote ward and the Croydon South constituency.
The sales record goes back to 2015, when the home changed hands for £74,000. It sold again in 2020 for £88,000, a rise of 19% overall, or 3.4% a year. Resi IQ's automated estimate of £170,000 implies a 93% change since the last sale. Treat it as a figure to test against comparable sales rather than a price.
The energy certificate rates the home EPC band C and was lodged 9 Jun 2014. Across Watney Close, 85% of rated homes reach band C or better. Reedham station is 250 m from the home, and the quickest weekday journey to London Victoria is 47 minutes.
85 Watney Close value: estimated at £170,000
This home against every recorded sale on Watney Close.
Sale history
| 18 Dec 2020 | Flat / maisonette | £88,000 |
| 25 Sept 2015 | Flat / maisonette | £74,000 |
Estimate range
The shaded band is the model's estimate range (£136,000 to £204,000). The last recorded sale is shown for scale. Automated estimate, not a valuation.
85 Watney Close against the rest of Watney Close
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 |
|---|---|---|---|
| 2015 | £74,000 | £74,000 | 0% |
| 2020 | £88,000 | - | - |
| Now (estimate) | £170,000 | £190,000 | -11% |
The road median uses every recorded sale on Watney Close in that year (at least three), and today's median is the road's median estimated value.
Where 85 Watney Close sits on the street
Every home on the street, with this one outlined.
Running costs, EPC upgrades and solar for 85 Watney Close
What it would take to reach EPC C, and what solar could do for this roof.
Going further than EPC C
This home is rated EPC C. It already meets the C target, so these are the measures that cut bills further.
| 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.
1000 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 85 Watney Close: size, age and energy rating
- Type
- Flat
- Floor area
- 47 m² (street median 64 m²)
- Habitable rooms
- 2
- EPC rating
- C
- UPRN
- 10001007482
Who lives near 85 Watney Close: 53% of homes are owner-occupied and 46% of workers work from home
Census 2021 for Croydon 041E: 1,948 residents in 816 households around 85 Watney Close. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1520%
- 15 to 2411%
- 25 to 4431%
- 45 to 6424%
- 65 and over14%
Household type
- One person30%
- Couple, no children16%
- Family with children34%
- Other20%
Homes and cars
Tenure
- Owned outright21%
- Mortgage or shared37%
- Private rented21%
- Social rented22%
Cars and vans per household
- No car28%
- 1 car46%
- 2 cars19%
- 3 or more7%
How people get to work
Main way of travelling (956 workers aged 16+)
Health and learning
General health
- Good or very good84%
- Fair12%
- Bad or very bad4%
Highest qualification (16+)
- Degree level or above45%
- A level or equivalent15%
- GCSE level23%
- None13%
Schools near 85 Watney Close: 14 within 1.8 km, 5 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 Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 390 m 6 min walk | DfE · Ofsted report |
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 460 m 8 min walk | DfE · Ofsted report |
| 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 |
| Abingdon House School Purley Other independent special school · ages 10-17 | Special | No Ofsted grade on file (independent, special or new school) | 890 m 14 min walk | DfE · Ofsted report |
| Purley Nursery School Local authority nursery school · ages 2-5 | Nursery | Outstanding Confirmed at ungraded visit, Dec 2023 | 1.2 km 19 min walk | DfE · Ofsted report |
| Woodcote Primary School Academy converter · ages 3-11 | Primary | No overall grade Quality of education: Good (Jul 2025) | 1.3 km 21 min walk | DfE · Ofsted report |
| Margaret Roper Catholic Primary School Voluntary aided school · ages 4-11 | Primary | Good Graded inspection, Sept 2023 | 1.3 km 21 min walk | DfE · Ofsted report |
| Thomas More Catholic School Voluntary aided school · ages 11-18 | Secondary | Standards maintained Ungraded visit, Nov 2024 | 1.3 km 21 min walk | DfE · Ofsted report |
| Woodcote High School Academy converter · ages 11-19 | Secondary | Good Confirmed at ungraded visit, Mar 2024 | 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 | 1.4 km 22 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) | 1.4 km 23 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) | 1.4 km 24 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) | 1.5 km 24 min walk | DfE · Ofsted report |
| The John Fisher School Voluntary aided school · ages 11-18 | Secondary | Good Confirmed at ungraded visit, Sept 2023 | 1.7 km 28 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 85 Watney Close: 47 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.
85 Watney Close to central London
| Victoria | 47 min | walk 6 min → train 3 min → train 25 min |
| Blackfriars | 49 min | walk 6 min → train 18 min → train 20 min |
Stations near 85 Watney Close
| Reedham | 250 m | about 4 min walk |
| Purley | 720 m | about 12 min walk |
| Riddlesdown | 1480 m | about 24 min walk |
Walking times estimated from straight-line distance.
Bus routes near 85 Watney Close
11 bus stops within 450 m, served by routes 166 312 405 439 466 60 N68. Nearest stop: Grovelands Road, 194 m away.
Shops, doctors and services near 85 Watney Close: 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 | 1.0 km | 12 |
| Pharmacy | Tesco Instore Pharmacy | 560 m | 19 |
| Dentist | Confidental Clinic | 580 m | 17 |
| Supermarket | Tesco Extra | 600 m | 6 |
| Library | Purley Library | 790 m | 7 |
| Post office | Purley Post Office | 850 m | 8 |
| Park or green space | The Glade | 520 m | 29 |
| Hospital | Purley War Memorial Hospital | 1.0 km | 1 |
Electric vehicle charging near 85 Watney Close
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 | 170 m | |
| Public charge point | 1.0 km | |
| Public charge point | 1.0 km | |
| ESB Energy | 3 bays | 1.2 km |
| ESB Energy | 3 bays | 1.7 km |
Show 1 more sites
| BP Pulse | 6 bays | 1.7 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 85 Watney Close: MP and councillors
Air quality and noise near 85 Watney Close: 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) | 7.4 | 5 | 20 |
| Coarse particles (PM10) | 12.1 | 15 | 40 |
µg/m³, annual mean. The area sits inside the Croydon air quality management area.
- Height above sea level
- 75 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 85 Watney Close
Crime and policing near 85 Watney Close
2,157 police reports in 12 months within about a mile of 85 Watney Close
What was reported
Latest 6 months: 1131, earlier 6 months: 1026.
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 85 Watney Close
54 food businesses with a published rating within 500 m, 38 rated 5 (very good). Nearest: Monkey Puzzle Purley (101 m, rated 5); Taya Sushi (155 m, rated 3); Thai Siam At Purley Dragon (155 m, rated 4); Groveland Bon Bon (155 m, rated 5).
Planning designations around 85 Watney Close
- 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 |
Photos of 85 Watney Close 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.
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Council tax at 85 Watney Close: 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.
85 Watney Close, Purley: questions people ask
What is the EPC rating of 85 Watney Close?
85 Watney Close has an EPC rating of band C, with a recorded internal floor area of 47 square metres. Certificates last ten years, so check the lodgement date before marketing the home.
How much did 85 Watney Close last sell for?
85 Watney Close last sold for £88,000 on 18 Dec 2020, up 19% on its 25 Sept 2015 price of £74,000.
What is the estimated value of 85 Watney Close?
An automated estimate puts 85 Watney Close at £170,000, in a range of £136,000 to £204,000. 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 85 Watney Close?
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.