Manor Wood Road, Woodcote CR8: house prices, homes and local area information
The most common home is a detached house of about 168 m² with 7 habitable rooms, of mixed age and most often rated EPC D. 15 addresses are in our records and 21 sales since 1995. Houses have typically sold for £922,500 since 2019, about £4,796 per m².
Manor Wood Road ranks 4th of 121 roads in CR8 by typical home value (£922,500), 82% above the CR8 median of £506,000; prices here have risen about 6.0% a year between sales.
Latest recorded sale 10 Jan 2024. How we calculate this.
- What we found
- Houses here sold for a median £922,500 since 2019 (7 sales), about £4,796/m².
- 15 addresses in 1 postcode: CR8 4LE.
- 20% of rated homes are EPC C or better, against 42% across the wider CR8 sample.
- Fastest weekday train to London Victoria 56 min, including the walk to Reedham (570 m).
- In Purley & Woodcote ward, London Borough of Croydon.
About Manor Wood Road, Woodcote CR8: a short street with houses selling around £923k
Manor Wood Road is a short street in Woodcote, London Borough of Croydon. We hold 15 addresses on it in CR8 4LE, in Purley & Woodcote ward and the Croydon South constituency. The nearest station is Reedham, about 570 m away.
The most common home is a detached house of about 168 m² with 7 habitable rooms, of mixed age and most often rated EPC D. 67% of rated homes sit in EPC band D and 20% reach band C or better, compared with 42% across the wider CR8 sample. By type: detached houses 100%.
Houses on Manor Wood Road sold for a median of £922,500 between 2019 and 2026, with the middle half between £867,500 and £1,087,500. That is above the CR8 median of £455,000 in our records. Among the 132 CR8 roads we rank, Manor Wood Road is 86th for house price per square metre.
Map of Manor Wood Road: 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 Wood Road house prices: every sale on record
Every recorded sale since 1995. Highest recorded sale £1,300,000 (48 Manor Wood Road, 2024); lowest £149,000 (1996).
What a house costs on Manor Wood Road: about £923k
Prices by type of home for sales since 2019.
| Home type | Homes | Sales since 2019 | Median price | Typical size | £/m² |
|---|---|---|---|---|---|
| Detached | 15 | 7 | £922,500 | 186 m² | £4,796 |
£/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 Wood Road
Middle half of 7 house sales since 2019: £867,500 to £1,087,500; median £922,500.
Manor Wood Road against nearby CR8 roads: mid-table for house prices per m², 86 of 132
How this road compares with its nearest neighbours.
| Road | Distance | Homes | Median sale | House £/m² | EPC C+ |
|---|---|---|---|---|---|
| Manor Wood Road | this road | 15 | £922,500 | £4,796 | 20% |
| The Vale | 300 m | 15 | £565,000 | £5,338 | 40% |
| The Ridge | 450 m | 23 | £587,500 | £5,322 | 0% |
| The Drive | 450 m | 28 | £787,067 | £4,340 | 25% |
| Stoats Nest Road | 550 m | 10 | £360,000 | £4,675 | 10% |
| Grove Wood Hill | 800 m | 16 | £693,500 | £6,168 | 12% |
| The Grove | 800 m | 28 | £655,000 | £4,643 | 11% |
| South Drive | 800 m | 22 | £390,000 | £6,160 | 59% |
| Stoats Nest Village | 900 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 Wood Road
Set against the two nearest ranked roads in CR8.
| Measure | Manor Wood Road | Woodside Road | Smitham Downs Road |
|---|---|---|---|
| Median value | £922,500 | £760,000 | £390,000 |
| Typical floor area | 168 m² | 130.29500000000002 m² | 150 m² |
| Price per m² | £4,796 | £5,184 | £6,125 |
| Detached homes | 100% | 89% | 50% |
| Flats | 0% | 0% | 44% |
Manor Wood Road is 21% dearer than Woodside Road. The gap is mostly size: the homes here are bigger.
Homes on Manor Wood Road: mostly detached, and most are rated EPC D
Type
Tenure when last surveyed
Median home: 168 m², 7 habitable rooms.
EPC energy ratings on Manor Wood Road
80% of rated homes are D or below, against 58% across the wider CR8 sample.
How long people stay on Manor Wood Road: about 17.5 years, with resold homes gaining 6.0% 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. 5 of 15 addresses (33%) have sold since 2021.
Biggest gains held 3+ years
| Home | Held | Gain a year |
|---|---|---|
| 6 Manor Wood Road £287,500 (1999) → £495,000 (2006) | 7.1 yrs | 7.9% |
| 2a Manor Wood Road £250,000 (2002) → £900,000 (2022) | 20.0 yrs | 6.6% |
| 4 Manor Wood Road £180,000 (1996) → £922,500 (2023) | 26.2 yrs | 6.4% |
| 48 Manor Wood Road £523,000 (2006) → £1,300,000 (2024) | 17.1 yrs | 5.5% |
| 22 Manor Wood Road £545,000 (2005) → £1,175,000 (2023) | 18.0 yrs | 4.4% |
Latest house sales on Manor Wood Road, Woodcote
| Address | Type | Sold | Price | Size | £/m² |
|---|---|---|---|---|---|
| 48 Manor Wood Road | Detached house | 10 Jan 2024 | £1,300,000 | 311 m² | £4,180 |
| 22 Manor Wood Road | Detached house | 12 Oct 2023 | £1,175,000 | 245 m² | £4,796 |
| 4 Manor Wood Road | Detached house | 10 Feb 2023 | £922,500 | 168 m² | £5,491 |
| 2a Manor Wood Road | Detached house | 6 May 2022 | £900,000 | 131 m² | £6,870 |
| 56 Manor Wood Road | Detached house | 5 Jan 2021 | £1,000,000 | 190 m² | £5,263 |
| 6 Manor Wood Road | Detached house | 27 Aug 2020 | £835,000 | 186 m² | £4,489 |
| 18 Manor Wood Road | Detached house | 14 Aug 2019 | £718,098 | 164 m² | £4,379 |
| 36 Manor Wood Road | Detached house | 1 Aug 2017 | £650,000 | 123 m² | £5,285 |
| 30 Manor Wood Road | Detached house | 24 Feb 2017 | £630,000 | 136 m² | £4,632 |
| 44 Manor Wood Road | Detached house | 2 Sept 2010 | £820,000 | 385 m² | £2,130 |
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 £922,500 since 2019 against an authority-wide average of £393,714 across all home types, so a house here sells for 134% more than the authority average.
Who lives around Manor Wood Road, Woodcote: 90% of homes are owner-occupied and 54% of workers work from home
Census 2021 for Croydon 038C: 1,457 residents in 493 households around Manor Wood Road. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1517%
- 15 to 2412%
- 25 to 4424%
- 45 to 6428%
- 65 and over18%
Household type
- One person15%
- Couple, no children14%
- Family with children38%
- Other32%
Homes and cars
Tenure
- Owned outright39%
- Mortgage or shared51%
- Private rented8%
- Social rented1%
Cars and vans per household
- No car9%
- 1 car41%
- 2 cars34%
- 3 or more17%
How people get to work
Main way of travelling (731 workers aged 16+)
Health and learning
General health
- Good or very good89%
- Fair8%
- Bad or very bad2%
Highest qualification (16+)
- Degree level or above52%
- A level or equivalent15%
- GCSE level17%
- None10%
Schools near Manor Wood Road, 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 |
|---|---|---|---|---|
| Woodcote Primary School Academy converter · ages 3-11 | Primary | No overall grade Quality of education: Good (Jul 2025) | 570 m 9 min walk | DfE · Ofsted report |
| Woodcote High School Academy converter · ages 11-19 | Secondary | Good Confirmed at ungraded visit, Mar 2024 | 650 m 11 min walk | DfE · Ofsted report |
| St Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 780 m 13 min walk | DfE · Ofsted report |
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 780 m 13 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) | 1.0 km 16 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) | 1.0 km 17 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 |
| 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 25 min walk | DfE · Ofsted report |
| Smitham Primary School Community school · ages 3-11 | Primary | Good Confirmed at ungraded visit, Jun 2023 | 1.6 km 26 min walk | DfE · Ofsted report |
| The John Fisher School Voluntary aided school · ages 11-18 | Secondary | Good Confirmed at ungraded visit, Sept 2023 | 1.6 km 26 min walk | DfE · Ofsted report |
| Margaret Roper Catholic Primary School Voluntary aided school · ages 4-11 | Primary | Good Graded inspection, Sept 2023 | 1.7 km 27 min walk | DfE · Ofsted report |
| Thomas More Catholic School Voluntary aided school · ages 11-18 | Secondary | Standards maintained Ungraded visit, Nov 2024 | 1.7 km 27 min walk | DfE · Ofsted report |
| Purley Nursery School Local authority nursery school · ages 2-5 | Nursery | Outstanding Confirmed at ungraded visit, Dec 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 Manor Wood Road: 56 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 Wood Road to central London
| Victoria | 56 min | walk 15 min → train 3 min → train 25 min |
| Blackfriars | 58 min | walk 15 min → train 18 min → train 20 min |
Stations near Manor Wood Road
| Reedham | 570 m | about 9 min walk |
| Coulsdon Town | 990 m | about 16 min walk |
| Purley | 1440 m | about 23 min walk |
Walking times estimated from straight-line distance.
Bus routes near Manor Wood Road
11 bus stops within 450 m, served by routes 166 405 434 466 60 N68. Nearest stop: Woodcrest Road, 177 m away.
Living on Manor Wood Road, Woodcote: stations, shops, schools and green space
The nearest stations are Reedham, about 570 m away, and Coulsdon Town, about 1.0 km. In TfL's journey planner the quickest weekday trip arriving by 08:30 reaches London Victoria in 56 minutes, walking included. 6 bus routes serve stops within a few minutes' walk: 166, 405, 434, 466, 60 and the N68 night bus, with Woodcrest Road the closest stop.
Waitrose and Aldi are the nearest supermarkets. GP surgeries in reach include The Coulsdon Medical Practice, Bramley Avenue Surgery and Woodcote Medical. For schools, Woodcote Primary School, Beaumont Primary School and Smitham Primary School (good) are the closest primarys, and Woodcote High School (good) is the nearest secondary school at 650 m. Admissions rules and catchments vary, so check them with Croydon before relying on distance.
Woodcote Village Green, The Glade and Coulsdon Memorial Ground are the nearest named green spaces. Our Woodcote guide covers the wider area in more detail.
Energy use around Manor Wood Road: homes nearby use 77% more gas than the typical English neighbourhood, and 20% less than in 2019
Average domestic energy use per meter in Croydon 038C (546 gas meters, 556 electricity meters), 2024, from the Department for Energy Security and Net Zero.
Gas, kWh per meter per year
Higher than 99% of neighbourhoods in Great Britain. Median meter here: 18,835 kWh.
Electricity, kWh per meter per year
Higher than 90% of neighbourhoods. Median meter here: 3,517 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 Wood Road: 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
- 125 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.
Shops, doctors and services near Manor Wood Road: 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 Coulsdon Medical Practice | 840 m | 11 |
| Pharmacy | Boots | 1.1 km | 19 |
| Dentist | Ivory Dental | 570 m | 19 |
| Supermarket | Waitrose | 1.1 km | 6 |
| Library | Purley Library | 1.3 km | 7 |
| Post office | Coulsdon Post Office | 1.4 km | 7 |
| Park or green space | Woodcote Village Green | 580 m | 29 |
| Hospital | Purley War Memorial Hospital | 1.6 km | 1 |
Electric vehicle charging near Manor Wood Road
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 | 540 m | |
| BP Pulse | 6 bays | 1.2 km |
| Parkable | 10 bays | 1.5 km |
| Public charge point | 1.5 km | |
| Public charge point | 1.5 km |
Show 1 more sites
| ESB Energy | 3 bays | 1.8 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 Wood Road: MP and councillors
Crime, food and planning around Manor Wood Road
Crime and policing near Manor Wood Road
2,122 police reports in 12 months within about a mile of Manor Wood Road
What was reported
Latest 6 months: 1153, earlier 6 months: 969.
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 Wood Road
57 food businesses with a published rating within 500 m, 39 rated 5 (very good). Nearest: Achieve Together (282 m, rated 5); Woodcote Care Home (450 m, rated 5); Amberley Lodge (465 m, rated 5); Gate Lodge (500 m, rated 5).
Planning designations around Manor Wood Road
- 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
Photos of Manor Wood Road 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.
Stamp duty, mortgage and solar calculators for a Manor Wood Road home
Buying at the median house price on this road (£922,500).
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 Wood Road: 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.
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Manor Wood Road, Woodcote: questions people ask
What is the average house price on Manor Wood Road, Woodcote?
Houses on Manor Wood Road sold for a median of £922,500 since 2019 from 7 sales, and the median across all home types is £922,500.
Which council covers Manor Wood Road?
Manor Wood Road is in Purley & Woodcote ward in London Borough of Croydon, and in the Croydon South parliamentary constituency.
How far is Manor Wood Road from the nearest station?
Reedham is about 570 m from the middle of Manor Wood Road, around 9 minutes' walk, and Coulsdon Town is 990 m away.
What energy rating do homes on Manor Wood Road have?
20% of rated homes on Manor Wood Road are EPC band C or better, against 42% across CR8.
What council tax do you pay on Manor Wood Road?
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 Wood Road?
The nearest schools include Woodcote Primary School (570 m), Woodcote High School (650 m) and Beaumont Primary School (780 m). Distances are straight-line and are not catchment areas.
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 Wood Road, Woodcote CR8
15 addresses in our records. Filter by number.
| Address | Type | Size | EPC | Last sale | £/m² |
|---|---|---|---|---|---|
| 2 Manor Wood Road | Detached | 123 m² | D | £149,000 · 1996 | £1,211 |
| 2a Manor Wood Road | Detached | 131 m² | D | £900,000 · 2022 | £6,870 |
| 4 Manor Wood Road | Detached | 168 m² | D | £922,500 · 2023 | £5,491 |
| 6 Manor Wood Road | Detached | 186 m² | D | £835,000 · 2020 | £4,489 |
| 10 Manor Wood Road | Detached | 207 m² | D | £405,000 · 2008 | £1,957 |
| 16 Manor Wood Road | Detached | 122 m² | D | £359,500 · 2005 | £2,947 |
| 18 Manor Wood Road | Detached | 164 m² | D | £718,098 · 2019 | £4,379 |
| 22 Manor Wood Road | Detached | 245 m² | C | £1,175,000 · 2023 | £4,796 |
| 30 Manor Wood Road | Detached | 136 m² | D | £630,000 · 2017 | £4,632 |
| 34 Manor Wood Road | Detached | 135 m² | E | £500,000 · 2006 | £3,704 |
| 36 Manor Wood Road | Detached | 123 m² | D | £650,000 · 2017 | £5,285 |
| 44 Manor Wood Road | Detached | 385 m² | E | £820,000 · 2010 | £2,130 |
Method. Statistics are computed from the 15 addresses on this road in our records. Medians use sales since 2019 unless stated.