Areas / SE25 / street profile

Watcombe Road, SE25

Sold prices, £/m² and street profile from HM Land Registry records.

Median sold price
£219,950
all recorded sales
£ per m²
£5,619
from EPC floor areas
Recorded sales
129
Distinct homes
69
Price range
£89,000 – £595,000
Sales recorded
2000 → 2026
first to latest sale
The street in brief

Watcombe Road is a street almost entirely of terraced houses. Homes here typically change hands around £219,950 — roughly 41% below the SE25 norm. Per square metre of floor space it comes to about £5,619, above the district's £5,105. Recent sales have moved in step with the wider district. With 129 sales across 69 homes since 2000, homes here come to market only rarely.

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Watcombe Road prices over time

Median sold price on the street by year, from 129 HM Land Registry records. Years with no recorded sales are left blank rather than joined up.

This street — yearly medianSE25 district trend
£0£200k£400k£600k2000200520102015202020252000: £98,000 median · 3 sales2001: £122,000 median · 9 sales2002: £151,000 median · 4 sales2003: £163,500 median · 6 sales2004: £177,000 median · 12 sales2005: £181,000 median · 4 sales2006: £189,498 median · 8 sales2007: £191,250 median · 4 sales2008: £220,000 median · 5 sales2009: £173,500 median · 3 sales2010: £181,050 median · 4 sales2011: £202,975 median · 2 sales2012: £190,000 median · 4 sales2013: £241,000 median · 4 sales2014: £295,000 median · 9 sales2015: £325,000 median · 4 sales2016: £375,000 median · 6 sales2017: £412,000 median · 5 sales2018: £425,425 median · 2 sales2019: £380,000 median · 4 sales2020: £345,000 median · 1 sale2021: £440,000 median · 7 sales2022: £489,448 median · 4 sales2023: £547,500 median · 6 sales2024: £472,750 median · 3 sales2025: £487,000 median · 5 sales2026: £500,000 median · 1 sale

Median sold price by year vs the SE25 district trend. Street medians on thin years reflect few sales — hover a dot for the exact figure.

How Watcombe Road compares

Watcombe Road against the SE25 district's busiest streets, the district itself, and the official UK House Price Index for the wider area.

Watcombe Road£457k · 33
Birchanger Road£396k · 62
Ross Road£342k · 70
Whitehorse Lane£338k · 66
Albert Road£337k · 82
Holmesdale Road£318k · 120
South Norwood Hill£310k · 142
Woodside Green£304k · 60
Portland Road£285k · 53
Selhurst Road£265k · 99

Median sold price and sale count over the last 8years for the district's busiest streets.

This street
£219,950
median · all recorded sales
SE25 district
£375,000
median · last 8 years · street -41%
England
£291,445
average price (UK House Price Index), Apr 2026 · +3.9% in 12 months

Watcombe Road's £219,950 median sits about 41% below SE25's £375,000; on floor space it runs £5,619/m² against the district's £5,105/m² (+10%).

Street and SE25 figures are medians of HM Land Registry sales; the England figures are the UK House Price Index mix-adjusted average — a different basis, so compare direction rather than levels between the two.

Prices by property type

Median sold price by property type on Watcombe Road.

Terraced
£219,975
120 sales
Semi-detached
£202,000
7 sales
Flat
£176,625
2 sales

Every recorded sale on Watcombe Road

Individual transactions as recorded by HM Land Registry, newest first.

DateAddressTypeNew buildPrice
27 Mar 202658 · SE25 4UZTerraced—£500,000
28 Nov 202528 · SE25 4UZTerraced—£450,000
27 Jun 202561 · SE25 4XATerraced—£500,000
4 Jun 202572 · SE25 4UZTerraced—£595,000
26 Mar 202541 · SE25 4XASemi-detached—£487,000
27 Jan 202589 · SE25 4XATerraced—£390,000
15 Nov 202465 · SE25 4XATerraced—£481,000
6 Sept 202426 · SE25 4UZTerraced—£413,500
23 Aug 202413 · SE25 4XATerraced—£472,750
27 Oct 202352 · SE25 4UZTerraced—£560,000
13 Oct 202320 · SE25 4UZTerraced—£475,000
29 Sept 202336 · SE25 4UZTerraced—£540,000
19 Jul 202321 · SE25 4XATerraced—£575,000
30 Jun 202314 · SE25 4UZFlat—£264,250
8 Mar 20231 · SE25 4XATerraced—£555,000
21 Oct 202241 · SE25 4XASemi-detached—£488,795
15 Jul 202257 · SE25 4XATerraced—£450,000
12 Jul 202252 · SE25 4UZnon-standardTerraced—£410,000
20 May 202235 · SE25 4XATerraced—£570,000
3 Mar 202290 · SE25 4UZnon-standardTerraced—£237,939
17 Feb 202270 · SE25 4UZTerraced—£490,100
10 Dec 202120 · SE25 4UZTerraced—£440,000
18 Jun 202161 · SE25 4XATerraced—£465,000
17 May 20218 · SE25 4UZTerraced—£440,000
1 Apr 20214 · SE25 4UZTerraced—£388,000
31 Mar 202172 · SE25 4UZTerraced—£342,000
18 Jan 202173 · SE25 4XATerraced—£457,000
18 Jan 20217 · SE25 4XATerraced—£485,000
20 Jan 202073 · SE25 4XATerraced—£345,000
14 Jan 202011 · SE25 4XAnon-standardTerraced—£315,000
14 Jan 202011 · SE25 4XAnon-standardTerraced—£307,000
29 Nov 20192 · SE25 4UZSemi-detached—£385,000
26 Jul 201931 · SE25 4XATerraced—£375,000
31 May 201983 · SE25 4XATerraced—£418,500
2 May 201976 · SE25 4UZTerraced—£345,000
13 Nov 201891 · SE25 4XATerraced—£418,000
17 Aug 201865 · SE25 4XATerraced—£432,850
1 Dec 201788 · SE25 4UZTerraced—£415,000
1 Dec 201722 · SE25 4UZTerraced—£355,000
1 Sept 201738 · SE25 4UZTerraced—£441,000
21 Jul 201744 · SE25 4UZTerraced—£400,000
10 Apr 201770 · SE25 4UZTerraced—£412,000
3 Mar 201738 · SE25 4UZnon-standardTerraced—£310,000
25 Nov 20168 · SE25 4UZTerraced—£375,000
23 Sept 201621 · SE25 4XATerraced—£357,559
31 May 201636 · SE25 4UZTerraced—£396,000
29 Apr 20164 · SE25 4UZTerraced—£375,000
4 Mar 201620 · SE25 4UZTerraced—£338,500
29 Jan 20167 · SE25 4XATerraced—£400,000
7 Sept 201586 · SE25 4UZTerraced—£335,000

Sales marked non-standardare Land Registry “additional price paid” entries — bulk purchases, repossessions, right-to-buy and similar transfers. They're listed for completeness but excluded from every median and comparison figure on this page.

Buying on Watcombe Road?

Get the full £5 report on the exact home — valuation vs its own sale history, EPC & running costs, flood/mining risk, planning, schools and more.

More streets in SE25

Sold-price profiles for nearby streets, and the wider SE25 area guide.

Selhurst RoadSouth Norwood HillHolmesdale RoadPortland RoadAlbert RoadWhitehorse LaneWoodside GreenRoss RoadBirchanger RoadClifton RoadWhitworth RoadHarrington Road
SE25 house prices & area guide →

Contains HM Land Registry data © Crown copyright and database right 2026, including the UK House Price Index. EPC data © Crown copyright. Licensed under the Open Government Licence v3.0. Figures summarise recorded sales on the street and are not a valuation of any individual home.