Manor Way, Woodcote CR8: house prices, homes and local area information
The most common home is a detached house of about 195 m² with 7 habitable rooms, of mixed age and most often rated EPC E. 14 addresses are in our records and 22 sales since 1995. Houses have typically sold for £975,000 since 2019, about £5,078 per m².
Manor Way ranks 2nd of 121 roads in CR8 by typical home value (£975,000), 93% above the CR8 median of £506,000; prices here have risen about 3.9% a year between sales.
Latest recorded sale 27 Aug 2024. How we calculate this.
- What we found
- Houses here sold for a median £975,000 since 2019 (3 sales), about £5,078/m².
- 14 addresses in 1 postcode: CR8 3BH.
- 29% of rated homes are EPC C or better, against 42% across the wider CR8 sample.
- Fastest weekday train to London Victoria 65 min, including the walk to Reedham (730 m).
- In Purley & Woodcote ward, London Borough of Croydon.
About Manor Way, Woodcote CR8: a short street with houses selling around £975k
Manor Way is a short street in Woodcote, London Borough of Croydon. We hold 14 addresses on it in CR8 3BH, in Purley & Woodcote ward and the Croydon South constituency. The nearest station is Reedham, about 730 m away.
The most common home is a detached house of about 195 m² with 7 habitable rooms, of mixed age and most often rated EPC E. 21% of rated homes sit in EPC band D and 29% reach band C or better, compared with 42% across the wider CR8 sample. By type: detached houses 93%, semi-detached houses 7%.
Houses on Manor Way sold for a median of £975,000 between 2019 and 2026, with the middle half between £812,500 and £1,102,500. That is above the CR8 median of £455,000 in our records. Among the 132 CR8 roads we rank, Manor Way is 60th for house price per square metre.
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Map of Manor Way: every home by price per m²
Each dot is one address. Tap a dot for its last sale. Switch the colouring to see where prices, energy ratings and recent sales cluster.
Manor Way house prices: every sale on record
Every recorded sale since 1995. Highest recorded sale £1,230,000 (4 Manor Way, 2024); lowest £265,000 (2002).
What a house costs on Manor Way: about £975k
Prices by type of home for sales since 2019.
| Home type | Homes | Sales since 2019 | Median price | Typical size | £/m² |
|---|---|---|---|---|---|
| Semi-detached | 1 | 0 | – | – | – |
| Detached | 13 | 3 | £975,000 | 192 m² | £5,078 |
£/m² is shown for houses only; flat sales are priced on a different basis and EPC floor areas for flats are less reliable. Values below £2,035 or above £11,191 per m² are treated as errors and excluded.
What a house costs on Manor Way
Middle half of 3 house sales since 2019: £812,500 to £1,102,500; median £975,000.
Manor Way against nearby CR8 roads: mid-table for house prices per m², 60 of 132
How this road compares with its nearest neighbours.
| Road | Distance | Homes | Median sale | House £/m² | EPC C+ |
|---|---|---|---|---|---|
| Manor Way | this road | 14 | £975,000 | £5,078 | 29% |
| The Vale | 800 m | 15 | £565,000 | £5,338 | 40% |
| The Ridge | 950 m | 23 | £587,500 | £5,322 | 0% |
| The Drive | 950 m | 28 | £787,067 | £4,340 | 25% |
| Stoats Nest Road | 1050 m | 10 | £360,000 | £4,675 | 10% |
| Grove Wood Hill | 1150 m | 16 | £693,500 | £6,168 | 12% |
| The Grove | 1250 m | 28 | £655,000 | £4,643 | 11% |
| South Drive | 1300 m | 22 | £390,000 | £6,160 | 59% |
| Stoats Nest Village | 1400 m | 13 | £450,000 | £4,963 | 8% |
Roads with at least 8 addresses in our records, nearest first by distance between road centres. For comparison the whole CR5 sample has a median sale of £500,000, £5,087/m² for houses and 40% rated C or better.
What drives the price on Manor Way
Set against the two nearest ranked roads in CR8.
| Measure | Manor Way | Woodcote Valley Road, Woodcote | Woodside Road |
|---|---|---|---|
| Median value | £975,000 | £550,000 | £760,000 |
| Typical floor area | 195 m² | 128 m² | 130.29500000000002 m² |
| Price per m² | £5,078 | £5,255 | £5,184 |
| Detached homes | 93% | 52% | 89% |
| Flats | 0% | 39% | 0% |
Manor Way is 77% dearer than Woodcote Valley Road, Woodcote. The gap is mostly size: the homes here are bigger.
Homes on Manor Way: mostly detached, and most are rated EPC E
Type
Tenure when last surveyed
Median home: 195 m², 7 habitable rooms.
EPC energy ratings on Manor Way
71% of rated homes are D or below, against 58% across the wider CR8 sample.
How long people stay on Manor Way: about 9.5 years, with resold homes gaining 3.9% a year
Time between consecutive sales of the same home. A short gap often means a quick resale after renovation; a long gap means a settled street.
Years between sales of the same home
Number of repeat sales by years held. 2 of 14 addresses (14%) have sold since 2021.
Biggest gains held 3+ years
| Home | Held | Gain a year |
|---|---|---|
| 6 Manor Way £268,500 (1999) → £537,500 (2010) | 10.4 yrs | 6.9% |
| 26 Manor Way £265,000 (2002) → £497,500 (2012) | 9.5 yrs | 6.9% |
| 30b Manor Way £420,000 (2000) → £870,000 (2017) | 17.2 yrs | 4.3% |
| 12 Manor Way £590,000 (2004) → £660,000 (2007) | 3.3 yrs | 3.4% |
| 44 Manor Way £550,000 (2005) → £975,000 (2023) | 18.9 yrs | 3.1% |
Latest house sales on Manor Way, Woodcote
| Address | Type | Sold | Price | Size | £/m² |
|---|---|---|---|---|---|
| 4 Manor Way | Detached house | 27 Aug 2024 | £1,230,000 | 252 m² | £4,881 |
| 44 Manor Way | Detached house | 14 Dec 2023 | £975,000 | 192 m² | £5,078 |
| 22a Manor Way | Detached house | 12 Nov 2019 | £650,000 | 122 m² | £5,328 |
| 40 Manor Way | Detached house | 5 Oct 2017 | £830,000 | 172 m² | £4,826 |
| 30b Manor Way | Detached house | 21 Jul 2017 | £870,000 | 198 m² | £4,394 |
| 20 Manor Way | Detached house | 21 Mar 2017 | £750,000 | 107 m² | £7,009 |
| 12 Manor Way | Detached house | 15 Dec 2016 | £755,000 | 178 m² | £4,242 |
| 4 Manor Way | Detached house | 31 Jul 2015 | £935,000 | 252 m² | £3,710 |
| 16 Manor Way | Detached house | 4 Nov 2014 | £770,000 | 204 m² | £3,775 |
| 38 Manor Way | Detached house | 17 Jul 2013 | £645,000 | 167.24 m² | £3,857 |
A dash in £/m² marks flats, missing floor areas and implausible values (below £2,035 or above £11,191 per m²), which usually mean part-share sales or EPC errors.
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 road: 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.
Who lives around Manor Way, Woodcote: 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 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 Manor Way, Woodcote: 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 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.
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 Manor Way
| Reedham | 730 m | about 12 min walk |
| Purley | 1250 m | about 20 min walk |
| Coulsdon Town | 1480 m | about 24 min walk |
Walking times estimated from straight-line distance.
Bus routes near Manor Way
6 bus stops within 450 m, served by routes 434. Nearest stop: Grovelands Road Woodcote, 120 m away.
Living on Manor Way, Woodcote: stations, shops, schools and green space
The nearest stations are Reedham, about 730 m away, and Purley, about 1.2 km. In TfL's journey planner the quickest weekday trip arriving by 08:30 reaches London Victoria in 65 minutes, walking included. 1 bus routes serve stops within a few minutes' walk: 434, with Grovelands Road Woodcote the closest stop.
Tesco Extra and Waitrose are the nearest supermarkets. GP surgeries in reach include Woodcote Medical, The Coulsdon Medical Practice and Bramley Avenue Surgery. For schools, Woodcote Primary School, Beaumont Primary School and Margaret Roper Catholic Primary School (good) are the closest primarys, and Woodcote High School (good) is the nearest secondary school at 870 m. Admissions rules and catchments vary, so check them with Croydon before relying on distance.
Woodcote Village Green and The Glade are the nearest named green spaces. Our Woodcote guide covers the wider area in more detail.
Energy use around Manor Way: homes nearby use 43% more gas than the typical English neighbourhood, and 27% less than in 2019
Average domestic energy use per meter in Croydon 038B (727 gas meters, 931 electricity meters), 2024, from the Department for Energy Security and Net Zero.
Gas, kWh per meter per year
Higher than 94% of neighbourhoods in Great Britain. Median meter here: 12,465 kWh.
Electricity, kWh per meter per year
Higher than 86% of neighbourhoods. Median meter here: 2,754 kWh.
Older and larger homes, gas heating and electric cars all push use up; falling use since 2019 reflects higher prices, milder weather and efficiency work. Figures describe the area, not any single home.
Air quality and noise near 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.
Shops, doctors and services near 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 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 Manor Way: MP and councillors
Crime, food and planning around Manor Way
Crime and policing near Manor Way
2,040 police reports in 12 months within about a mile of 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 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 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
Stamp duty, mortgage and solar calculators for a Manor Way home
Buying at the median house price on this road (£975,000).
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.
Council tax on 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.
Manor Way, Woodcote: questions people ask
What is the average house price on Manor Way, Woodcote?
Houses on Manor Way sold for a median of £975,000 since 2019 from 3 sales, and the median across all home types is £975,000.
Which council covers Manor Way?
Manor Way is in Purley & Woodcote ward in London Borough of Croydon, and in the Croydon South parliamentary constituency.
How far is Manor Way from the nearest station?
Reedham is about 730 m from the middle of Manor Way, around 12 minutes' walk, and Purley is 1250 m away.
What energy rating do homes on Manor Way have?
29% of rated homes on Manor Way are EPC band C or better, against 42% across CR8.
What council tax do you pay on Manor Way?
Band D council tax in Croydon is £2,600 for 2026 to 2027, against an England average of £2,392.
Which schools are near Manor Way?
The nearest schools include Woodcote High School (870 m), Woodcote Primary School (890 m) and Beaumont Primary School (1.1 km). Distances are straight-line and are not catchment areas.
How much does a house cost on Manor Way?
Houses sold since 2019 had a median price of £975,000 from 3 recorded sales; the middle half sold between £812,500 and £1,102,500.
How is this calculated?
Sales come from HM Land Registry Price Paid Data, and floor areas and energy ratings from the EPC register. Medians use sales since 2019; £/m² uses houses only. See the method note below.
Answers use data checked monthly. Sources are named in each answer.
Every address on Manor Way, Woodcote CR8
14 addresses in our records. Filter by number.
| Address | Type | Size | EPC | Last sale | £/m² |
|---|---|---|---|---|---|
| 4 Manor Way | Detached | 252 m² | C | £1,230,000 · 2024 | £4,881 |
| 6 Manor Way | Detached | 130.1 m² | E | £537,500 · 2010 | £4,131 |
| 12 Manor Way | Detached | 178 m² | F | £755,000 · 2016 | £4,242 |
| 16 Manor Way | Detached | 204 m² | C | £770,000 · 2014 | £3,775 |
| 20 Manor Way | Detached | 107 m² | E | £750,000 · 2017 | £7,009 |
| 22a Manor Way | Detached | 122 m² | D | £650,000 · 2019 | £5,328 |
| 26 Manor Way | Semi-detached | 260 m² | C | £497,500 · 2012 | £1,913 |
| 30b Manor Way | Detached | 198 m² | C | £870,000 · 2017 | £4,394 |
| 32a Manor Way | Detached | 234 m² | D | £399,950 · 1998 | £1,709 |
| 36 Manor Way | Detached | 248 m² | D | £620,000 · 2004 | £2,500 |
| 38 Manor Way | Detached | 167.24 m² | E | £645,000 · 2013 | £3,857 |
| 40 Manor Way | Detached | 172 m² | E | £830,000 · 2017 | £4,826 |
Method. Statistics are computed from the 14 addresses on this road in our records. Medians use sales since 2019 unless stated.