Smitham Bottom Lane, Woodcote CR8: house prices, homes and local area information
The most common home is a detached house of about 179.9 m² with 8 habitable rooms, of mixed age and most often rated EPC B. 56 addresses are in our records and 82 sales since 1995. Houses have typically sold for £895,000 since 2019, about £5,173 per m².
Smitham Bottom Lane ranks 38th of 121 roads in CR8 by typical home value (£597,500), 18% above the CR8 median of £506,000; prices here have risen about 4.8% a year between sales.
Latest recorded sale 11 Aug 2025. How we calculate this.
- What we found
- Houses here sold for a median £895,000 since 2019 (17 sales), about £5,173/m².
- 56 addresses in 3 postcodes: CR8 3DA, CR8 3DE, CR8 3DF.
- 61% of rated homes are EPC C or better, against 42% across the wider CR8 sample.
- Fastest weekday train to London Victoria 67 min, including the walk to Reedham (1350 m).
- In Purley & Woodcote ward, London Borough of Croydon.
About Smitham Bottom Lane, Woodcote CR8: a medium-sized street with houses selling around £895k
Smitham Bottom Lane is a medium-sized street in Woodcote, London Borough of Croydon. We hold 56 addresses on it across 3 postcodes (CR8 3DA, CR8 3DE, CR8 3DF), in Purley & Woodcote ward and the Croydon South constituency. The nearest station is Reedham, about 1.4 km away.
The most common home is a detached house of about 179.9 m² with 8 habitable rooms, of mixed age and most often rated EPC B. 25% of rated homes sit in EPC band D and 61% reach band C or better, compared with 42% across the wider CR8 sample. By type: detached houses 57%, flats 27%, semi-detached houses 11%.
Houses on Smitham Bottom Lane sold for a median of £895,000 between 2019 and 2026, with the middle half between £750,000 and £1,060,000. That is above the CR8 median of £455,000 in our records. Among the 132 CR8 roads we rank, Smitham Bottom Lane is 52nd for house price per square metre.
Map of Smitham Bottom Lane: 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.
Smitham Bottom Lane house prices: up 35% since 2015
Every recorded sale since 1995, with the yearly median as a line. Highest recorded sale £1,285,000 (10a Smitham Bottom Lane, 2022); lowest £167,000 (1996).
What a house costs on Smitham Bottom Lane: about £895k; flats sell for the least and detached homes the most
Prices by type of home for sales since 2019.
| Home type | Homes | Sales since 2019 | Median price | Typical size | £/m² |
|---|---|---|---|---|---|
| Terraced | 3 | 3 | £600,000 | 94 m² | £6,383 |
| Semi-detached | 6 | 3 | £750,000 | 184 m² | £4,144 |
| Detached | 32 | 11 | £1,000,000 | 192 m² | £5,173 |
| Flat | 15 | 15 | £447,500 | 76 m² | n/a |
£/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 Smitham Bottom Lane
Middle half of 17 house sales since 2019: £750,000 to £1,060,000; median £895,000.
Smitham Bottom Lane against nearby CR8 roads: mid-table for house prices per m², 52 of 132
How this road compares with its nearest neighbours.
| Road | Distance | Homes | Median sale | House £/m² | EPC C+ |
|---|---|---|---|---|---|
| Smitham Bottom Lane | this road | 56 | £597,500 | £5,173 | 61% |
| The Vale | 1000 m | 15 | £565,000 | £5,338 | 40% |
| Grove Wood Hill | 1050 m | 16 | £693,500 | £6,168 | 12% |
| The Ridge | 1100 m | 23 | £587,500 | £5,322 | 0% |
| The Drive | 1200 m | 28 | £787,067 | £4,340 | 25% |
| The Grove | 1300 m | 28 | £655,000 | £4,643 | 11% |
| Howard Road | 1300 m | 10 | £695,000 | £4,890 | 10% |
| South Drive | 1350 m | 22 | £390,000 | £6,160 | 59% |
| Stoats Nest Road | 1400 m | 10 | £360,000 | £4,675 | 10% |
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 Smitham Bottom Lane
Set against the two nearest ranked roads in CR8.
| Measure | Smitham Bottom Lane | Woodcote Road | Foxley Lane, Woodcote |
|---|---|---|---|
| Median value | £597,500 | £805,000 | £750,000 |
| Typical floor area | 179.9 m² | 176 m² | 168.14 m² |
| Price per m² | £5,173 | £4,792 | £5,223 |
| Detached homes | 57% | 50% | 33% |
| Flats | 27% | 0% | 14% |
Smitham Bottom Lane is 26% cheaper than Woodcote Road. The gap is a lower price per square metre rather than smaller homes.
Homes on Smitham Bottom Lane: mostly detached, and most are rated EPC B
Type
Tenure when last surveyed
Median home: 179.9 m², 8 habitable rooms.
EPC energy ratings on Smitham Bottom Lane
39% of rated homes are D or below, against 58% across the wider CR8 sample.
Does a better rating pay? Houses rated C or better sold for a median £5,128/m² against £5,173/m² for D or lower (8 and 9 sales).
How long people stay on Smitham Bottom Lane: about 8.4 years, with resold homes gaining 4.8% 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. 28 of 56 addresses (50%) have sold since 2021.
Biggest gains held 3+ years
| Home | Held | Gain a year |
|---|---|---|
| 18 Smitham Bottom Lane £475,000 (2009) → £840,000 (2014) | 4.8 yrs | 12.5% |
| 6a Smitham Bottom Lane £290,000 (1998) → £475,000 (2003) | 4.3 yrs | 12.2% |
| 15 Smitham Bottom Lane £167,000 (1996) → £405,000 (2005) | 8.2 yrs | 11.4% |
| 40 Smitham Bottom Lane £232,500 (1998) → £945,000 (2015) | 17.7 yrs | 8.2% |
| 57 Smitham Bottom Lane £425,000 (2007) → £740,000 (2015) | 8.2 yrs | 7.0% |
Latest house sales on Smitham Bottom Lane, Woodcote
| Address | Type | Sold | Price | Size | £/m² |
|---|---|---|---|---|---|
| 9a Smitham Bottom Lane | Detached house | 11 Aug 2025 | £1,080,000 | 270 m² | £4,000 |
| 29 Smitham Bottom Lane | Detached house | 19 Jun 2025 | £880,000 | 189 m² | £4,656 |
| 3a Smitham Bottom Lane | Detached house | 28 Mar 2025 | £859,500 | 152 m² | £5,655 |
| 29a Smitham Bottom Lane | Detached house | 19 Feb 2025 | £1,100,000 | 220 m² | £5,000 |
| Flat 5, Smitham Bottom Lane | Flat / maisonette | 25 Oct 2022 | £458,000 | 65 m² | – |
| 10a Smitham Bottom Lane | Detached house | 23 Sept 2022 | £1,285,000 | 287 m² | £4,477 |
| 15 Smitham Bottom Lane | Semi-detached house | 26 Aug 2022 | £945,000 | 203 m² | £4,655 |
| Flat 9, Highgate House | Flat / maisonette | 26 May 2022 | £465,000 | – | – |
| Flat 7, Smitham Bottom Lane | Flat / maisonette | 26 May 2022 | £447,500 | 125 m² | – |
| Flat 1, Smitham Bottom Lane | Flat / maisonette | 8 Apr 2022 | £550,000 | 52 m² | – |
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 £895,000 since 2019 against an authority-wide average of £393,714 across all home types, so a house here sells for 127% more than the authority average.
Who lives around Smitham Bottom Lane, Woodcote: 92% of homes are owner-occupied and 53% of workers work from home
Census 2021 for Croydon 038A: 1,656 residents in 538 households around Smitham Bottom Lane. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1516%
- 15 to 2410%
- 25 to 4422%
- 45 to 6426%
- 65 and over25%
Household type
- One person13%
- Couple, no children13%
- Family with children34%
- Other40%
Homes and cars
Tenure
- Owned outright43%
- Mortgage or shared49%
- Private rented7%
- Social rented1%
Cars and vans per household
- No car6%
- 1 car29%
- 2 cars39%
- 3 or more26%
How people get to work
Main way of travelling (785 workers aged 16+)
Health and learning
General health
- Good or very good86%
- Fair10%
- Bad or very bad4%
Highest qualification (16+)
- Degree level or above52%
- A level or equivalent13%
- GCSE level18%
- None11%
Schools near Smitham Bottom Lane, Woodcote: 11 within 1.8 km, 3 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 |
|---|---|---|---|---|
| Cumnor House School Other independent school · ages 4-11 | Other | No Ofsted grade on file (independent, special or new school) | 320 m 5 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 |
| Woodcote Primary School Academy converter · ages 3-11 | Primary | No overall grade Quality of education: Good (Jul 2025) | 800 m 13 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) | 1.1 km 17 min walk | DfE · Ofsted report |
| The John Fisher School Voluntary aided school · ages 11-18 | Secondary | Good Confirmed at ungraded visit, Sept 2023 | 1.2 km 19 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) | 1.3 km 22 min walk | DfE · Ofsted report |
| Wallington High School for Girls Academy converter · ages 11-18 | Secondary | Good Confirmed at ungraded visit, Nov 2019 | 1.4 km 22 min walk | DfE · Ofsted report |
| St Nicholas School Community special school · ages 4-11 | Special | Requires improvement Graded inspection, Jun 2024 | 1.7 km 28 min walk | DfE · Ofsted report |
| Beaumont Primary School Community school · ages 4-11 | Primary | Standards maintained Ungraded visit, Mar 2025 | 1.7 km 28 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 28 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 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 Smitham Bottom Lane: 67 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.
Smitham Bottom Lane to central London
| Victoria | 67 min | walk 42 min → train 25 min |
| Blackfriars | 67 min | walk 40 min → train 27 min |
Stations near Smitham Bottom Lane
| Reedham | 1350 m | about 22 min walk |
| Coulsdon Town | 1620 m | about 26 min walk |
| Purley | 1910 m | about 31 min walk |
Walking times estimated from straight-line distance.
Bus routes near Smitham Bottom Lane
4 bus stops within 450 m, served by routes 463 633. Nearest stop: Woodcote Park, 215 m away.
Living on Smitham Bottom Lane, Woodcote: stations, shops, schools and green space
The nearest stations are Reedham, about 1.4 km away, and Coulsdon Town, about 1.6 km. In TfL's journey planner the quickest weekday trip arriving by 08:30 reaches London Victoria in 67 minutes, walking included. 2 bus routes serve stops within a few minutes' walk: 463 and 633, with Woodcote Park the closest stop.
Waitrose and Tesco Extra are the nearest supermarkets. GP surgeries in reach include Woodcote Medical, Bramley Avenue Surgery and The Coulsdon Medical Practice. 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 650 m. Admissions rules and catchments vary, so check them with Croydon before relying on distance.
Woodcote Village Green, Woodcote Green and Roundshaw Park are the nearest named green spaces. Our Woodcote guide covers the wider area in more detail.
Energy use around Smitham Bottom Lane: homes nearby use 117% more gas than the typical English neighbourhood, and 19% less than in 2019
Average domestic energy use per meter in Croydon 038A (600 gas meters, 625 electricity meters), 2024, from the Department for Energy Security and Net Zero.
Gas, kWh per meter per year
Higher than 100% of neighbourhoods in Great Britain. Median meter here: 23,598 kWh.
Electricity, kWh per meter per year
Higher than 96% of neighbourhoods. Median meter here: 4,218 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 Smitham Bottom Lane: NO₂ 11 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 | 10 | 40 |
| Fine particles (PM2.5) | 7.3 | 5 | 20 |
| Coarse particles (PM10) | 12 | 15 | 40 |
µg/m³, annual mean. The area sits inside the Croydon air quality management area.
- Height above sea level
- 118 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 Smitham Bottom 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 | Woodcote Medical | 1.4 km | 12 |
| Pharmacy | Foxley Lane Pharmacy | 1.4 km | 18 |
| Dentist | Foxley Lane Dental Care | 1.2 km | 19 |
| Supermarket | Waitrose | 1.6 km | 6 |
| Library | Purley Library | 1.7 km | 7 |
| Post office | The Mount Post Office | 1.5 km | 7 |
| Park or green space | Woodcote Village Green | 380 m | 29 |
| Hospital | Purley War Memorial Hospital | 2.0 km | 1 |
Electric vehicle charging near Smitham Bottom 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
| Public charge point | 1.3 km | |
| BP Pulse | 6 bays | 1.8 km |
| Public charge point | 1.9 km | |
| Public charge point | 1.9 km | |
| Parkable | 10 bays | 1.9 km |
Show 1 more sites
| ESB Energy | 3 bays | 2.6 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 Smitham Bottom Lane: MP and councillors
Crime, food and planning around Smitham Bottom Lane
Crime and policing near Smitham Bottom Lane
734 police reports in 12 months within about a mile of Smitham Bottom Lane
What was reported
Latest 6 months: 362, earlier 6 months: 372.
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 Smitham Bottom Lane
57 food businesses with a published rating within 500 m, 39 rated 5 (very good). Nearest: Thomas Franks Catering @ Cumnor House Girls School (291 m, rated 5); Thomas Franks Catering @ Cumnor House Nursery Purley (347 m, rated 5); Lord Roberts On The Green (357 m, rated 5); Beth Ezra (386 m, rated 5).
Planning designations around Smitham Bottom Lane
- 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 Smitham Bottom 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.
Stamp duty, mortgage and solar calculators for a Smitham Bottom Lane home
Buying at the median house price on this road (£895,000).
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 Smitham Bottom 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.
Smitham Bottom Lane, Woodcote: questions people ask
What is the average house price on Smitham Bottom Lane, Woodcote?
Houses on Smitham Bottom Lane sold for a median of £895,000 since 2019 from 17 sales, and the median across all home types is £597,500.
Which council covers Smitham Bottom Lane?
Smitham Bottom Lane is in Purley & Woodcote ward in London Borough of Croydon, and in the Croydon South parliamentary constituency.
How far is Smitham Bottom Lane from the nearest station?
Reedham is about 1350 m from the middle of Smitham Bottom Lane, around 22 minutes' walk, and Coulsdon Town is 1620 m away.
What energy rating do homes on Smitham Bottom Lane have?
61% of rated homes on Smitham Bottom Lane are EPC band C or better, against 42% across CR8.
What council tax do you pay on Smitham Bottom Lane?
Band D council tax in Croydon is £2,600 for 2026 to 2027, against an England average of £2,392.
Which schools are near Smitham Bottom Lane?
The nearest schools include Woodcote High School (650 m), Woodcote Primary School (800 m) and The John Fisher School (1.2 km). 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 Smitham Bottom Lane, Woodcote CR8
56 addresses in our records. Filter by number.
| Address | Type | Size | EPC | Last sale | £/m² |
|---|---|---|---|---|---|
| 1 Harrylock Court | Flat | 81 m² | B | £433,000 · 2021 | – |
| Flat 1, Smitham Bottom Lane | Flat | 52 m² | B | £550,000 · 2022 | – |
| 2 Harrylock Court | Flat | 77 m² | B | £400,000 · 2021 | – |
| Flat 2, Smitham Bottom Lane | Flat | 89 m² | B | £525,000 · 2021 | – |
| 3 Harrylock Court | Flat | 76 m² | B | £395,000 · 2021 | – |
| 3 Smitham Bottom Lane | Semi-detached | 201 m² | F | £725,000 · 2016 | £3,607 |
| 3a Smitham Bottom Lane | Detached | 152 m² | D | £859,500 · 2025 | £5,655 |
| Flat 3, Smitham Bottom Lane | Flat | 76 m² | B | £465,000 · 2022 | – |
| 4 Harrylock Court | Flat | 77 m² | B | £395,000 · 2021 | – |
| Flat 4, Smitham Bottom Lane | Flat | 52 m² | B | £450,000 · 2021 | – |
| 5 Harrylock Court | Flat | 59 m² | B | £310,000 · 2021 | – |
| 5 Smitham Bottom Lane | Semi-detached | 184 m² | D | £740,000 · 2021 | £4,022 |
Method. Statistics are computed from the 56 addresses on this road in our records. Medians use sales since 2019 unless stated.